9 Croftwell, School Road, Rathcoole, Co. Dublin
15 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 4 Bed · 4 Bath · 160m² · 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.
15 closed sales nearby · 12mo 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 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 median of comparable sales, 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
15
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±9%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Blackthorn Hill Crescent, Rathcoole, Dublin, Dublin 24, Dublin | 2025-10-13 | 133m² | |
| 6 St Patricks Crescent, Rathcoole, Dublin, Dublin 24, Dublin | 2025-12-11 | 147m² |
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
Exceptional Energy Efficiency: The A1 BER rating indicates this property's annual energy costs are likely around €800-€1,200, saving an estimated €1,000-€1,400 annually compared to a D-rated property of similar size.
Premium Size and Configuration: At 160m² with 4 bedrooms and 4 bathrooms, this property offers a generous living space that aligns with higher-value segments of the local market, exceeding the typical size of many older properties.
Value Optimization Opportunity: While the property already boasts an A1 BER, further minor enhancements to smart home technology or advanced insulation could potentially increase its market value by an estimated €10,000-€15,000, leveraging its already high quality.
Hypothesis: The A1 BER rating, combined with a substantial 160m² size, positions this property as a leader in energy efficiency and space within Rathcoole; future property value appreciation is likely to be disproportionately higher for A-rated homes as energy costs continue to rise and building regulations tighten.
Amenities
Transport Connectivity: This property is served by Dublin Bus routes 239 and 69, providing direct links to Belgard Luas stop and Dublin City Centre, respectively.
Family and Education Hub: Nearby educational facilities include Scoil naomh Pádraig Junior and Senior Schools, and Coláiste Laichtín for secondary education, alongside Bright Horizons Childcare.
Convenient Retail and Healthcare: Residents have easy access to Supervalu Rathcoole, The Square Tallaght Shopping Centre (a 10-minute drive), and access to healthcare via the nearby Citywest Medical Centre.
Hypothesis: The integration of a new park and recreational area planned for the wider Rathcoole South development, coupled with the existing established schools and transport links, will significantly enhance the desirability of 9 Croftwell over the next 2-3 years, potentially driving a localized price increase of 5-8% above general market trends.
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.