Apartment 21, Cassian Court North, River Drive, Royal Canal Park, Dublin 15, D15 FT89
77 homes sold nearby. See what they went for — and what to bid on this one.
€398,000 · 3 Bed · 2 Bath · 79m² · Apartment
Market Position
Below Typical Sale Prices
At €398,000, 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.
77 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 €398,000, 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 €19,900 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €398,000, 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.
€19,900
That's what overbidding by just 5% on a €398,000 home costs you — before interest.
A €19 check before a €398,000 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 77 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €398,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
77 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 7.3% 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
77
Transactions Analysed
Within 1.5km
10 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 · 77 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Cassian Court North, Royal Canal Park, Ashtown Dublin 15, Dublin 15, Dublin | 2025-11-17 | 97m² | |
| 40 Cassian Court North, River Dr, Royal Canal Park Dublin 15, Dublin 15, Dublin | 2025-11-21 | 93m² |
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 Rating Investment Opportunity: With a C2 BER rating, upgrading to a B2 could cost an estimated €6,000-€9,000, potentially increasing the property's value by €10,000-€15,000 and reducing annual energy costs compared to D-rated properties.
Details
- Size Efficiency: The 79.0m² apartment is slightly smaller than the average property size of 89.0m² within a 1km radius over the last 180 days, indicating efficient use of space for its size category, particularly for a 3-bedroom unit.
- Configuration Value: As a 3-bedroom, 2-bathroom apartment, this property aligns perfectly with the median of 3 bedrooms and 1.5 bathrooms recorded within a 1km radius over the last 30 days, suggesting good market alignment for its configuration.
- Hypothesis: The C2 BER rating, while average, presents a clear opportunity for value enhancement. Investing in targeted energy efficiency upgrades, such as improved insulation or modern heating controls, could not only reduce the estimated annual energy costs (which are likely between €1,500-€2,000) but also significantly improve market appeal, potentially commanding a higher price per square meter than similar C2-rated properties.
Amenities
Transport Hub Connectivity: This apartment is well-served by transport, with Dublin Bus routes 25, 66, and 67 providing direct access to the city centre, and the Luas Red Line accessible via the Ashtown stop (approximately 2km away).
Details
- Local Conveniences: Residents have access to numerous amenities including the SuperValu in Pelletstown (1.5km), Boots pharmacy, and a variety of cafes and restaurants along the Royal Canal towpath, enhancing daily living convenience.
- Educational & Healthcare Proximity: The property is situated within reasonable distance of both primary and secondary schools, with Mary Help of Christians Parish School (2km) and Hartstown Community School (3km), and Connolly Hospital (4km) offering essential services.
- Hypothesis: The Royal Canal Park area, while experiencing significant residential development, benefits from a developing amenity landscape. Future infrastructure, such as potential extensions of the Luas or enhanced bus services closer to Cassian Court, could further solidify its commuter appeal and attract a wider demographic, potentially driving property values beyond current 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 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.