33 Foxdene Green, Lucan, Co. Dublin, Lucan, Co. Dublin
15 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 3 Bed · 1 Bath · 98m² · End of Terrace
Market Position
Below Typical Sale Prices
At €325,000, 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.
15 closed sales nearby · 8mo recency · High 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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 · High
15
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±10%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Foxdene Grove, Lucan, Dublin, Dublin | 2025-09-04 | 82m² | |
| 1 Foxdene Dr, Balgaddy Lucan, Dublin, Dublin | 2025-12-08 | 84m² |
Transactions within a 1.5km radius and 18-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 D2 Inefficiency: The D2 BER rating suggests significant opportunities for energy efficiency upgrades, which could cost €8,000-€12,000 to improve to a B2 rating, potentially increasing property value by €15,000-€20,000.
Standard Size and Configuration: At 98m², the property size is slightly larger than the 94m² average within a 1km radius, and its 3-bedroom, 1-bathroom configuration aligns with the median beds and baths (3 beds, 1 bath) in the local market.
Value Optimization Needed: The D2 BER rating necessitates investment in insulation, heating systems, and potentially window upgrades to align with the 100% 'BER Unknown' metric locally, which implies most recent sales may also have lower BERs, or that this is a common upgrade area.
Hypothesis: While the current market appears to accept D2 BER ratings, a strategic upgrade to a B2 or higher within the next 1-2 years could position this property to capture a significant premium (estimated 5-10%) as energy efficiency becomes a more dominant factor in buyer decisions and local BER standards rise.
Amenities
Connectivity via Bus Routes: This property is served by Dublin Bus routes 25, 66, and 67, offering direct access to Dublin city center and surrounding areas, enhancing commuter convenience.
Local Educational Access: Proximity to St. Mary's Primary School and St. Patrick's Secondary School, both within a short distance, makes this a desirable location for families.
Convenient Local Services: Residents benefit from nearby shopping facilities at The Liffey Valley Shopping Centre and essential services including pharmacies and clinics within a reasonable driving distance.
Hypothesis: The strong connectivity via Dublin Bus routes 25, 66, and 67, combined with proximity to Liffey Valley Shopping Centre and key educational institutions, creates a powerful value proposition for families and commuters, suggesting future demand will remain robust, potentially outstripping supply in this segment.
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.