5 Croftwell Drive, Rathcoole, Co. Dublin
17 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 4 Bed · 4 Bath · 187m² · Semi-D
Market Position
Below Typical Sale Prices
At €525,000, 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.
17 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 €525,000, 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 €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €525,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 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
17
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 St Patricks Crescent, Rathcoole, Dublin, Dublin 24, Dublin | 2025-12-11 | 147m² | |
| 1 Blackthorn Hill Crescent, Rathcoole, Dublin, Dublin 24, Dublin | 2025-10-13 | 133m² |
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 ensures annual energy costs are significantly lower, estimated at €800-€1,200 compared to €1,800-€2,200 for typical D-rated properties of similar size, saving buyers approximately €1,000-€1,400 per year.
Details
- Exceptional Family Home Size: The property's generous 187m² size with 4 bedrooms and 4 bathrooms is more than double the average property size of 60m² and significantly larger than the median 3-bed, 3-bath configuration within a 1km radius, making it a rare and spacious offering.
- Premium Space & Comfort: The comprehensive 4-bed, 4-bath layout positions this semi-detached house as a premium offering, providing ample living space and private facilities that exceed the typical 3-bed, 2-3 bath homes prevalent in the 1km and 3km surrounding areas.
- Hypothesis: The strong market performance of properties with higher BERs, coupled with the local market's tendency to sell above asking, suggests an increasing buyer willingness to pay a premium for newly built or highly energy-efficient homes in Rathcoole, making this A2-rated property particularly attractive in a supply-constrained environment.
Amenities
Strategic Commuter Access: Excellent access to the N7 motorway provides rapid links to Dublin city centre and national routes, complemented by Dublin Bus route 69 connecting Rathcoole directly to the city and a short drive to the Saggart Luas Red Line stop for broader public transport reach.
Details
- Strong Local Infrastructure: The property benefits from proximity to established educational institutions like Holy Family National School and Rathcoole Community School, while essential healthcare is well-serviced by local clinics and Tallaght University Hospital nearby.
- Diverse Lifestyle Offerings: Residents enjoy a high quality of life with immediate access to local shops and cafes in Rathcoole village, popular destinations such as Avoca Rathcoole, and significant green spaces like Corkagh Park and Rathcoole Park for recreation and family activities.
- Hypothesis: Rathcoole's evolving blend of strategic motorway access, improving public transport links, and increasing investment in local amenities like schools and retail, suggests that its suburban appeal will strengthen, driving continued demand and value growth for well-located family homes outside the immediate city sprawl.
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.