43 Elmbrook Walk, Lucan, Co Dublin, K78 X364
16 homes sold nearby. See what they went for — and what to bid on this one.
€360,000 · 2 Bed · 1 Bath · 65m² · House
Market Position
At the Upper End of Local Sales
At €360,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
16 closed sales nearby · 6mo 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 €360,000, 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 €18,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €360,000, 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.
€18,000
That's what overbidding by just 5% on a €360,000 home costs you — before interest.
A €19 check before a €360,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €360,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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
Statistical Confidence · High
16
Transactions Analysed
Within 5.0km
6 months
Data Freshness
Most recent sale age
±12%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 44 Fforster Lawn, Lucan, Dublin, Dublin | 2025-05-15 | 67m² | |
| 96 Arthur Griffith Park, Lucan, Dublin, Dublin | 2025-05-14 | 77m² |
Transactions within a 5.0km radius and 36-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 C3 BER rating to a B2 could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and offering annual energy savings of €1,000-€1,400 compared to its current rating.
Details
- Size Discrepancy: At 65m², this property is considerably smaller than the average property size of 94.33m² sold within a 1km radius over the past 180 days, indicating a less spacious offering compared to typical local sales.
- Configuration Mismatch: The property's 2 bedrooms and 1 bathroom are below the median of 3 bedrooms and 3 bathrooms for properties sold within a 1km radius over the last 90-180 days, suggesting a potential mismatch with local buyer preferences for larger family homes.
- Hypothesis: The combination of a C3 BER and a smaller than average size, along with fewer bedrooms and bathrooms than the local median, suggests that while the asking price might be high for its current condition, strategic investment in energy efficiency upgrades and potentially minor refurbishments could significantly enhance its market appeal and value in line with larger, better-appointed properties in the area.
Amenities
Transport Connectivity: While specific routes are not provided in the data, its location in Lucan suggests potential access to Dublin Bus routes such as the 25A, 25B, 66, and 67, connecting to Dublin city center and surrounding areas.
Details
- Local Facilities: Lucan offers a range of amenities including Lucan Shopping Centre, SuperValu, and numerous local schools like Scoil Mhuire and St. Mary's BNS, enhancing convenience for residents.
- Green Space Access: Proximity to the expansive Phoenix Park offers significant recreational opportunities and a valuable green amenity for residents of Elmbrook Walk.
- Hypothesis: The property's location in Lucan, while benefiting from proximity to large green spaces like Phoenix Park and established local amenities, might experience a slight dip in buyer appeal for those seeking direct Luas or DART access, a factor which could be mitigated by strong existing bus connectivity and the continued development of local infrastructure.
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.