9a The Glen, Bettyglen, Raheny, Dublin 5
13 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 1 Bed · 1 Bath · Apartment
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €270,000, 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.
13 closed sales nearby · 6mo 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 €270,000, 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 €13,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €270,000, 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.
€13,500
That's what overbidding by just 5% on a €270,000 home costs you — before interest.
A €19 check before a €270,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €270,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
13
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±20%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 28b The Glen, Bettyglen, Raheny, Dublin 5, Dublin | 2025-10-22 | — | |
| Apt 1a The Glen, Bettyglen Village, Raheny, Dublin | 2026-01-05 | — |
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 Improvement Opportunity: Upgrading the E1 BER rating of this apartment to a B2 could cost approximately €8,000-€12,000 but is estimated to increase the property's value by €15,000-€20,000, representing a sound investment.
Details
- Size Advantage: At 120m², this apartment is significantly larger than the average property size of 69.6m² sold within a 1km radius over the last 180 days, offering substantial living space.
- Unspecified Condition: With a 100% BER unknown percentage in the 1km radius over the last 30, 90, and 180 days, it is challenging to assess the general condition and energy efficiency standards of comparable sold properties, but this property's E1 rating suggests it is below average.
- Hypothesis: The substantial size of this 120m² apartment, combined with a low asking price and an E1 BER rating, suggests a potential opportunity for a value-add renovation. Investing in energy efficiency upgrades could not only improve the BER significantly but also capitalize on the demand for larger, more modern living spaces in this area, potentially increasing its appeal and market value beyond the current asking price.
Amenities
Transport Hub: The property is well-served by Dublin Bus routes 15, 27, 27a, 27b, and 42, offering convenient access to Dublin city centre and surrounding areas.
Details
- Local Conveniences: Residents have easy access to local amenities including Kilbarrack Shopping Centre (1km), Beaumont Hospital (3km), and Raheny DART station (1.5km), enhancing daily living.
- Green Spaces: Proximity to St. Anne's Park (1.2km) and North Bull Island (2km) provides residents with ample opportunities for recreation and outdoor activities, contributing to a high quality of life.
- Hypothesis: The area's strategic location, providing direct Dublin Bus routes (e.g., 15, 27) to the city centre and proximity to Raheny DART station, combined with significant green spaces like St. Anne's Park, positions it as an attractive location for families and commuters, likely to see sustained demand and property value growth.
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.