Apartment 120, Block 1, The Watermill, Bettyglen, Raheny, Dublin 5, Co. Dublin, Raheny, Dublin 5, D05 E822
16 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 2 Bed · 2 Bath · 89m² · Apartment
Market Position
Below Typical Sale Prices
At €495,000, 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.
16 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 €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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €495,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 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 size-adjusted median, 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
16
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±15%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 96 The Watermill, Bettyglen, Raheny Dublin 5, Dublin 5, Dublin | 2026-01-15 | 84m² | |
| 134 Watermill Apt, Bettyglen, Raheny Dublin 5, Dublin 5, Dublin | 2025-10-02 | 60m² |
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 B3 Efficiency: The B3 BER rating suggests moderate energy efficiency; upgrading to a B2 rating would cost an estimated €1,500-€2,500 and could potentially add €3,000-€5,000 in value, while saving an estimated €100-€200 annually on energy costs compared to a D-rated property.
Details
- Generous Square Footage: At 89.0m², this apartment is 10m² larger than the average property size within 1km over the past 180 days (80.0m²), offering more living space relative to the local market average.
- Value Optimization: The asking price of €495,000 for this 89m² two-bedroom, two-bathroom apartment suggests a price per sqm of €5,562, which is below the 1km median price per sqm of €6,298 over 180 days, indicating potential for value optimization through strategic negotiation.
- Hypothesis: Given that 100% of properties within 1km in the last 30 days had an unknown BER rating, and 100% within 180 days also had unknown BER ratings, this property's B3 rating represents a significant data advantage. Buyers may be willing to pay a premium for transparency in energy efficiency, potentially boosting its resale value beyond typical market appreciation if this transparency becomes a key differentiator.
Amenities
Extensive Transport Network: The area is served by Dublin Bus routes 15, 27, 27A, 27B, and 42, with the Raheny DART station approximately 1.5km away, offering convenient commuting options.
Details
- Local Educational Hub: Proximity to prominent schools like St. Brendan's National School (under 1km) and Holy Trinity National School (under 1km), alongside Edenmore Community Services and further education options at Marino Institute of Education (approx. 3km).
- Convenient Retail & Healthcare: Residents benefit from immediate access to essential services with multiple pharmacies, a Lidl supermarket within 1km, and Beaumont Hospital located approximately 3km away for comprehensive healthcare.
- Hypothesis: The ongoing €1.3 billion MetroLink project, while not directly serving Raheny, will significantly improve overall Dublin public transport connectivity in the long term, indirectly increasing the desirability and potential future value of well-connected suburban areas like Bettyglen by reducing travel times to key city destinations and airport.
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.