4 Chapel Farm Road, Lusk, Co. Dublin
15 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 4 Bed · 3 Bath · 119m² · Semi-D
Market Position
Below Typical Sale Prices
At €350,000, 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 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
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 |
|---|---|---|---|
| 11 Chapel Farm Drive, Lusk, Co Dublin, Dublin | 2025-03-26 | 109m² | |
| 14 Chapel Farm Mews, Chapel Farm, Lusk, Dublin | 2025-11-21 | 107.1m² |
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 Advantage: With a B3 BER rating, this property is positioned well, offering potential annual energy savings of €800-€1,200 compared to an average D-rated property of similar size, contributing to lower running costs.
Details
- Generous Space: At 119m², this property offers 28.7% more living space than the average property size of 90.3m² sold within a 1km radius over the last 180 days, providing a more comfortable living environment.
- Cost-Effective Upgrades: While already B3, a further upgrade to B2 or B1 could potentially enhance resale value by €10,000-€15,000 with an investment of €5,000-€8,000, further future-proofing the property.
- Hypothesis: The prevalence of B3 BER ratings and a high percentage of unknown BER ratings (100% in all radii) in the local market suggest that properties with documented B or A ratings could command a significant premium of 5-10% due to increasing energy cost consciousness and regulatory shifts, making the current B3 rating a strong asset with room for further optimization.
Amenities
Transport Links: While specific routes are not detailed, Lusk's location typically offers access to Dublin Bus services such as the 33, which connects to Dublin City Centre, and potentially commuter train services from nearby Rush or Donabate stations.
Details
- Local Essentials: Lusk town centre provides essential amenities including SuperValu, local pharmacies, and a range of primary schools such as Lusk National School, contributing to a convenient lifestyle.
- Green Spaces: Nearby parks such as Rogerstown Park offer recreational opportunities, and the proximity to the coast at Rush or Skerries provides access to natural amenities for residents.
- Hypothesis: The ongoing development of public transport infrastructure in North County Dublin, potentially including improved bus services and enhanced rail connectivity to Dublin city, could significantly increase the desirability and property values in Lusk over the next 3-5 years, especially for properties with good commuter access.
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.