53 Edenmore Avenue, Raheny, Dublin 5, D05 T1W8
10 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 3 Bed · 1 Bath · 72m² · House
Market Position
Priced Above Local Sales
At €425,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
10 closed sales nearby · 9mo 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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
10
Transactions Analysed
Within 1.5km
9 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Tonlegee Dr, Dublin 5, Dublin, Dublin 5, Dublin | 2025-10-28 | 107.9m² | |
| 43 Lein Park, Artane, Dublin 5, Dublin 5, Dublin | 2025-08-01 | 82m² |
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
Energy Efficiency Premium: The B3 BER rating offers moderate energy efficiency; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while also reducing annual energy costs compared to lower-rated properties.
Space Optimization: At 72m², this 3-bedroom, 1-bathroom house is relatively compact for its bedroom count, suggesting efficient use of space which can appeal to certain buyer segments but may limit appeal for larger families.
Value Enhancement Opportunity: While the property has a decent B3 BER rating, investing in further insulation or window upgrades (estimated €5,000-€10,000) could push it towards a B1 or A rating, potentially unlocking an additional €10,000-€15,000 in value and significant annual energy savings.
Hypothesis: The current B3 BER rating, while adequate, presents a clear opportunity for value uplift through targeted energy efficiency upgrades. Given that the median sale price for the same broad property type within 1km was €488,000 (potentially higher BERs), achieving a higher BER could bridge the gap and even command a premium.
Amenities
Transport Connectivity Hub: This property is well-served by Dublin Bus routes, including the 15, 27, and 42, providing direct access to Dublin city centre and surrounding areas, with potential for easy connections to the DART at Clontarf Road station (approx. 2km).
Family & Education Focus: The area boasts several reputable educational institutions including St. Monica's Primary School (approx. 500m) and Holy Trinity National School (approx. 700m), alongside various childcare facilities, making it attractive for families.
Local Services & Green Spaces: Residents have convenient access to local amenities such as Dunnes Stores and Lidl supermarkets (within 1km), a variety of cafes and restaurants in Raheny village, and the expansive St. Anne's Park (approx. 1.5km) offering significant recreational opportunities.
Hypothesis: The strategic location within Raheny, offering direct bus routes to the city centre and proximity to essential services and large green spaces like St. Anne's Park, creates a strong quality of life proposition that, while not directly reflected in immediate sale prices, likely supports sustained property value growth and high demand from families and urban 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.