35 Watermill Road, Raheny, Dublin 5, D05 P861
28 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 2 Bed · 1 Bath · 60m² · Terrace
Market Position
At the Upper End of Local Sales
At €450,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
28 closed sales nearby · 12mo 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 28 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
28 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 1.4% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
28
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±14%
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 · 28 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 54 Avondale Park, Raheny, Dublin 5, Dublin 5, Dublin | 2025-07-29 | 90m² | |
| 80 Avondale Park, Raheny, Dublin 5, Dublin 5, Dublin | 2025-01-14 | 91.1m² |
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 Improvement Opportunity: Upgrading the E2 BER rating to a B2 could cost an estimated €9,000-€13,000 and potentially increase the property's value by €16,000-€22,000.
Energy Cost Savings: The E2 BER rating implies annual energy costs of approximately €1,900-€2,500, compared to €900-€1,400 for a B-rated property of similar size, representing potential annual savings of €1,000-€1,100.
Compact Living: With a size of 60m², this 2-bedroom property is on the smaller side compared to the median sale price for same-type properties (€610,000 within 1km), suggesting a potential trade-off between size and location or features.
Hypothesis: The prevalence of E-rated BERs in nearby sales (inferred from the property's rating) indicates a common area for improvement, suggesting that properties with upgraded energy efficiency could command a significant premium upwards of 10% over comparable un-renovated homes.
Amenities
Excellent Transport Links: The property is well-served by Dublin Bus routes 15, 27, 42, and 43, providing direct access to Dublin city centre and surrounding areas.
Convenient Local Services: Residents have easy access to essential amenities including the Omni Park Shopping Centre, Lidl, and a variety of local shops and cafes within a 1km radius.
Family & Healthcare Access: Proximity to educational facilities like Scoil Assaim and Mercy College, alongside Beaumont Hospital and local pharmacies, enhances family appeal and healthcare accessibility.
Hypothesis: The strategic location in Raheny, coupled with the direct bus routes and nearby amenities, significantly reduces commuter stress and enhances daily life, which could justify a slight premium of 5-7% compared to similar properties with less direct connectivity.
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.