45 The Village, Bettyglen, Raheny, Dublin 5, D05 K164
30 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 2 Bed · 1 Bath · 82m² · Terrace
Market Position
Priced Within Local Sold Range
At €550,000, this home is priced within the typical range of 30 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
30 closed sales nearby · 11mo 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 30 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
30 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the size-adjusted median. 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 0.7% 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
30
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±7%
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 · 30 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 51 The Village, Bettyglen, Raheny Dublin 5, Dublin 5, Dublin | 2025-05-20 | 88.5m² | |
| 37 The Village, Bettyglen, Watermill Rd Dublin 5, Dublin 5, Dublin | 2025-04-16 | 94m² |
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 Investment Opportunity: The C1 BER rating suggests potential for upgrade; improving to a B2 rating could cost €8,000-€12,000 and increase the property's value by €15,000-€20,000, while reducing annual energy costs from an estimated €1,400-€1,800 to €800-€1,200.
Details
- Efficient Space: At 82m², this 2-bedroom terrace home is slightly larger than the average property size of 69.6m² within 1km over 180 days, offering a good balance of space and manageability.
- Value Optimization: While a C1 BER is standard, the potential for a €15,000-€20,000 uplift in value through energy efficiency upgrades (e.g., to B2) presents a tangible opportunity for value enhancement.
- Hypothesis: Given that 100% of BER ratings were unknown within a 1km radius over the last 180 days, the property's explicit C1 rating, though not top-tier, offers a significant data advantage to buyers and potentially commands a BER-related premium over unrated or poorly rated comparable properties.
Amenities
Connectivity Hub: This location is served by Dublin Bus routes 15, 27, 42, 43, and 142, with Harmonstown DART station approximately 1.5km away, providing excellent access to the city centre and surrounding areas.
Details
- Local Conveniences: Residents have easy access to local shops and supermarkets like Artane Shopping Centre (1.2km) and Lidl (800m), as well as essential services at Beaumont Hospital (2.1km).
- Green & Family Focus: The property is within walking distance of St. Fiachra's Junior National School (600m) and Raheny United Football Club, with St. Anne's Park (1.1km) offering extensive recreational space for families.
- Hypothesis: The concentration of 2-bedroom terrace properties within the Bettyglen area, coupled with the proximity of the Harmonstown DART station and multiple direct bus routes, creates a highly desirable commuter profile that could drive a 5-8% price appreciation over the next 12-18 months, particularly for properties offering a C1 BER or better.
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.