36 Knightsgate Avenue, Rush, Co. Dublin, K56 AX52
22 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 4 Bed · 4 Bath · 144m² · Semi-D
Market Position
Below Typical Sale Prices
At €550,000, 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.
22 closed sales nearby · 10mo 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €550,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
22 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 size-adjusted median, 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
22
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±9%
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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Knightsgate Crescent, Rush, Dublin, Dublin | 2025-04-15 | 117m² | |
| 23 Knightsgate Crescent, Knightsgate, Rush, Dublin | 2025-11-21 | 116m² |
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
Elite Energy Efficiency: With an A2 BER rating, this property offers substantial annual energy cost savings of €1,000-€1,400 compared to typical D-rated properties of similar size, where annual costs range from €1,800-€2,200.
Details
- Spacious & Modern: At 144m² with 4 bedrooms and 4 bathrooms, this semi-detached property is considerably larger and more generously configured than the average 94m² and 3-bed, 2-bath homes typically sold within a 1km radius, offering superior living space.
- Premium Feature Set: The property’s 4 bathrooms exceed the median of 2 bathrooms for sold homes within 1km, indicating a high level of modern convenience and comfort that positions it as a premium offering in the local market.
- Hypothesis: The property's superior A2 BER and generous 4-bed, 4-bath configuration, significantly surpassing the local market's median, suggest it could command a stronger premium than reflected in the asking price, especially in a market where BER information for sold properties (100% unknown within 1km) means its efficiency is a clear, unquantified advantage for buyers.
Amenities
Commuter Convenience: Located within easy reach of Rush & Lusk train station, connecting residents to Dublin City Centre via the Northern Commuter Line, and served by Dublin Bus routes like the 33, ensuring direct access to the city.
Details
- Family-Focused Facilities: The property is well-situated near educational options such as Rush National School and St. Joseph's Secondary School, alongside local childcare facilities and community amenities for families.
- Coastal Lifestyle & Services: Residents benefit from easy access to Rush South and North Beaches for leisure, local supermarkets like SuperValu Rush for daily needs, and the Rush Primary Care Centre for essential healthcare services.
- Hypothesis: The ongoing development of North County Dublin's infrastructure, particularly potential enhancements to the Northern Commuter Line frequency or the expansion of local amenities in Rush due to population growth, will likely further boost property values, making properties like this highly desirable for city commuters seeking coastal living.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.