33 Broadfield Court, Broadfield Manor, Rathcoole, Dublin 24, D24 DP76
11 homes sold nearby. See what they went for — and what to bid on this one.
€349,000 · 3 Bed · 2 Bath · 120m² · Bungalow
Market Position
Below Typical Sale Prices
At €349,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
11 closed sales nearby · 18mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €349,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €17,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €349,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€17,450
That's what overbidding by just 5% on a €349,000 home costs you — before interest.
A €19 check before a €349,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 11 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Low
11
Transactions Analysed
Within 3.0km
18 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 46 Broadfield Avenue, Rathcoole, Dublin, Dublin 24, Dublin | 2024-08-02 | 91m² | |
| St Josephs, Tootenhill, Rathcoole, Dublin | 2025-06-17 | 116m² |
Transactions within a 3.0km radius and 24-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER C2 Efficiency: The C2 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Spacious Bungalow: With 120m² of living space and 3 bedrooms, this bungalow offers a comfortable size for families, aligning well with the 1km median sale price for same broad types of properties at €530,000.
Value Optimization Potential: While the BER is C2, focusing on cosmetic upgrades and potentially enhancing insulation could bridge the gap between the €349,000 asking price and the €398,731 estimated value.
Hypothesis: The C2 BER rating for this 120m² bungalow suggests that while it's not highly energy-inefficient, a focused investment in improving insulation and heating systems could unlock significant long-term savings and enhance market appeal, potentially closing the €49,731 valuation gap.
Amenities
Transport Links: Rathcoole is served by Dublin Bus routes 69, 69X, and 75, providing direct access to Dublin city centre and surrounding areas, with the Red Cow Luas stop accessible via these routes.
Local Amenities: The property is situated near the Rathcoole village centre, offering access to shops like Tesco and Lidl, with the Avoca Handweavers a popular nearby lifestyle destination.
Educational Proximity: The area features several primary schools including Scoil Phádraig Naofa and Holy Family National School, and secondary options likeColaiste Laichtin, all within a reasonable distance.
Hypothesis: The continued development of infrastructure in the greater Dublin 24 area, including potential future extensions of public transport or new retail hubs, will likely increase the desirability and connectivity of Rathcoole, positively impacting property values for well-located bungalows like this one.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.