80 Castle Riada Avenue, Lucan, Co. Dublin
143 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 3 Bed · 3 Bath · 104m² · Semi-D
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 143 recent closed sales nearby. There's room to negotiate — seller leverage is 4.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
143 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 143 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
143 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.9% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
143
Transactions Analysed
Within 1.5km
10 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 · 143 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 71 Castleriada Dr, Castle Rd, Lucan, Dublin | 2024-12-18 | 95m² | |
| 14 Moy Glas Close, Griffeen Valley, Lucan, Dublin | 2025-07-28 | 130m² |
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 C3 Cost Implication: Upgrading from a C3 BER rating to a B2 could cost approximately €6,000-€9,000 but could potentially increase the property's value by €10,000-€15,000, representing a sound investment.
Energy Savings: A C3 BER rating suggests annual energy costs are likely €1,400-€1,800, compared to potential savings of €500-€800 annually if upgraded to an A or B rating, which is typical for properties of this size.
Space Efficiency: With 104m² across 3 bedrooms and 3 bathrooms, this semi-detached property offers a good balance of living space and private facilities, aligning with current family demands in the Dublin market.
Hypothesis: Given the C3 BER rating and the €517,429 estimated value versus a €495,000 asking price, investing in energy efficiency upgrades to achieve a B2 rating could yield a return on investment of over 150% when considering both the upgrade cost and potential value increase.
Amenities
Transport Links: While specific bus routes and train stations for Lucan are not provided in the data, the location suggests potential access to Dublin Bus services and possibly nearby train stations serving commuter routes into Dublin city.
Local Facilities: The area is presumed to have access to essential amenities such as schools (e.g., Lucan Community College), healthcare (e.g., Hermitage Medical Centre), and shopping centers (e.g., Liffey Valley Shopping Centre), though specifics are not detailed in the data.
Walkability: The property's location in Castle Riada Avenue suggests a relatively suburban setting with likely pedestrian access to local parks and neighbourhood amenities, contributing to a good quality of life.
Hypothesis: Given the property's suburban Dublin location and the lack of specific transport and amenity data, its market appeal is likely heavily dependent on the quality of local schools and proximity to a park or green space, which would be key drivers of its valuation relative to properties in more connected or amenity-rich areas.
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.