36 Pelletstown Avenue, Rathborne, D15 Y0HV, Ashtown, Dublin 15
15 homes sold nearby. See what they went for — and what to bid on this one.
€649,000 · 4 Bed · 4 Bath · 174m² · Terrace
Market Position
Below Typical Sale Prices
At €649,000, 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 · 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 €649,000, 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 €32,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €649,000, 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.
€32,450
That's what overbidding by just 5% on a €649,000 home costs you — before interest.
A €19 check before a €649,000 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 7.1% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
15
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±16%
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 |
|---|---|---|---|
| 18 Rathborne Walk, Royal Canal Park, Ashtown, Dublin | 2025-11-19 | 115m² | |
| 9 Camden Avenue, Royal Canal Park, Dublin 15, Dublin 15, Dublin | 2026-01-20 | 105m² |
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
Exceptional Energy Efficiency: With an A2 BER rating, annual energy costs are estimated to be €800-€1,200, significantly lower than a D-rated property of similar size which would incur €1,800-€2,200 annually.
Generous Proportions: At 174m², this terrace property is considerably larger than the average property size of 88m² sold within a 1km radius over 180 days, offering substantial living space.
Premium Configuration: Featuring 4 bathrooms, this property exceeds the median of 2 bathrooms recorded in sales within a 1km radius over 180 days, catering to larger households.
Hypothesis: The A2 BER rating of this property, combined with its significant size advantage over the local average, suggests that the initial investment in energy efficiency and space translates into a superior market positioning, potentially commanding a higher resale value and attracting buyers willing to pay a premium for long-term cost savings and comfort.
Amenities
Excellent Transport Hub: Situated in Rathborne, it's well-served by the Luas Red Line at Ashtown station (approx. 500m) and multiple Dublin Bus routes including 38, 38a, 38b, and 38d.
Comprehensive Local Services: Close proximity to major shopping centres like Blanchardstown Shopping Centre (3km) and local amenities in Pelletstown including Supervalu (1km) and Phoenix Park Medical Centre (1.5km).
Family-Centric Location: Benefits from numerous educational facilities, including Gaelscoil Uí Bhrian (500m), St. Dominic's College (2km), and an abundance of parks, including the expansive Phoenix Park (1km).
Hypothesis: The Rathborne area's strategic development, evidenced by the integration of Luas access and a growing number of family-oriented amenities like Gaelscoil Uí Bhrian and Phoenix Park nearby, is likely to drive consistent property value appreciation, especially for larger, energy-efficient homes like this one, attracting both young families and commuters.
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.