9 The Forge, Lower Main Street, Rush, Co. Dublin, K56 A585
3 homes sold nearby. See what they went for — and what to bid on this one.
€330,000 · 2 Bed · 1 Bath · House
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €330,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 10mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 1.5km over the past 18 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
Statistical Confidence · Low
3
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 34 Palmer Court, Palmer Rd, Rush, Dublin | 2025-09-04 | — | |
| 6 Linn Cuin, Old Road, Rush, Dublin | 2025-10-24 | 89m² |
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
Potential BER Upgrade Value: Upgrading the C BER rating could cost approximately €7,000-€10,000, potentially increasing the property's value by €10,000-€15,000 and reducing annual energy costs by an estimated €300-€500 compared to D-rated homes.
Efficient Size for Two Bedrooms: At 120m², this property offers a generous 60m² per bedroom, which is well above average and suggests ample living space for its configuration.
Optimization Opportunity: Given the C BER rating and the property's size, focusing on improving insulation and heating systems to achieve a B rating could offer a strong return on investment, potentially recouping 150-200% of the upgrade cost through increased sale value.
Hypothesis: The current C BER rating, while not poor, may be hindering its value compared to similar 2-bedroom homes with B-ratings within 1km, which have a median sale price for the same broad type of €460,000. A targeted upgrade could bridge this €42,500 difference in average asking price for similar properties.
Amenities
Transport Hub Proximity: While specific routes aren't listed, Rush is served by Dublin Bus routes that connect to nearby train stations, providing access to Dublin city center.
Local Retail Access: The property is located on Lower Main Street, suggesting proximity to local shops and essential services within walking distance.
Green Space Nearby: Rush town itself benefits from coastal access and local parks, providing lifestyle amenities for residents.
Hypothesis: Despite being in Rush, the lack of specific DART or Luas mentions in the immediate data suggests a reliance on bus services for city commuting. However, the consistent presence of 7 sales within 0.5km over 180 days indicates strong local demand, possibly driven by the attractive coastal lifestyle and community feel outweighing longer commute times.
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.