59 Ashcroft, Raheny, Dublin 5, D05 N6C9
9 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 1 Bath · 66m² · House
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 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 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
Statistical Confidence · High
9
Transactions Analysed
Within 1.5km
8 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.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 21 Avondale Park, Raheny, Dublin 5, Dublin 5, Dublin | 2025-04-09 | 130m² | |
| 13 Watermill Rd, Raheny, Dublin 5, Dublin 5, Dublin | 2025-06-04 | 93m² |
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 Upgrade Potential: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000 but could potentially increase property value by €15,000-€20,000, especially considering the 100% BER unknown metric within 1km.
Details
- Compact Living: At 66m², this 2-bedroom house is smaller than the average property size of 105m² sold within a 1km radius over the last 180 days, potentially impacting perceived value for larger families.
- Optimization Opportunity: With a D1 BER, annual energy costs are estimated at €1,800-€2,200, significantly higher than the €800-€1,200 for properties with a B2 rating, representing an investment opportunity to improve comfort and reduce long-term expenses.
- Hypothesis: Given the D1 BER rating and the prevalence of 3-bedroom houses in the surrounding 1km radius (median of 3 beds), this 2-bedroom property's smaller size and lower BER could be optimized by targeted energy upgrades and potentially a small extension, aiming to achieve a higher BER and an additional bedroom to better match local demand and command a stronger market position.
Amenities
Excellent Transport Hub: Residents have access to Dublin Bus routes 15, 27, 42, and 43, with frequent services, and are a short drive to the DART stations at Raheny and Kilbarrack, facilitating easy commutes.
Details
- Local Essentials Nearby: Proximity to the Omni Park Shopping Centre, featuring a cinema, extensive retail, and numerous restaurants, along with local shopping districts in Raheny village offering supermarkets like Lidl and SuperValu, ensures convenience.
- Green Spaces and Education: The property is within walking distance of St. Brendan's Primary School and Holy Trinity National School, and close to the expansive Edenmore Park and St. Anne's Park, offering ample recreational opportunities for families.
- Hypothesis: The strong connectivity provided by multiple Dublin Bus routes serving Raheny, combined with the development of new residential units indicated by a high percentage of house sales within 1km (87.23%), suggests that continued investment in public transport infrastructure and local amenities will further enhance property values in this area over the next five years, attracting more families seeking a balance of suburban living and city 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.