Apartment 23, Ardilaun Court, Raheny, Dublin 5, D05 E2P0
28 homes sold nearby. See what they went for — and what to bid on this one.
€590,000 · 2 Bed · 2 Bath · 90m² · Apartment
Market Position
Priced Above Local Sales
At €590,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
28 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 €590,000, 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 €29,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €590,000, 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.
€29,500
That's what overbidding by just 5% on a €590,000 home costs you — before interest.
A €19 check before a €590,000 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 28 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
28 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
28
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±11%
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 · 28 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apartment No. 43, Ardilaun Court, Sybil Hill Road, Dublin 5, Dublin | 2025-04-30 | 64m² | |
| Apartment 56, Adilaun Court, Sybil Hill Road, Dublin 5, Dublin | 2025-04-10 | 85.1m² |
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 Efficiency Savings: With an A3 BER rating, annual energy costs are estimated to be between €800-€1,200, significantly lower than the €1,800-€2,200 for D-rated properties of similar size, saving €1,000-€1,400 annually.
Space Utilization: At 90.0m², this apartment offers a good amount of living space for a 2-bedroom, 2-bathroom configuration, providing a comfortable standard for its type.
Value Optimization: While its A3 BER is a significant asset, ensuring the property's internal condition is maintained to a high standard will be crucial to command the higher end of its valuation range, especially against potentially newer builds.
Hypothesis: Investing in minor upgrades to enhance the A3 BER rating further, potentially to an A2, could cost €3,000-€5,000 and increase the property's appeal and perceived value by €7,000-€10,000, especially given the increasing market emphasis on energy efficiency.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 14, 27, and 42, providing direct access to Dublin city centre and surrounding areas.
Local Services Access: Residents have convenient access to a range of amenities including Northside Shopping Centre for retail, Beaumont Hospital for healthcare, and Kilbarrack Shopping Centre with pharmacies and local shops within a 1.5km radius.
Walkability & Green Space: The property is within walking distance of Raheny village, offering numerous cafes, restaurants, and the highly regarded St. Anne's Park, a substantial urban park ideal for recreation and families.
Hypothesis: The strong presence of both direct bus routes (14, 27, 42) and nearby essential services like Northside Shopping Centre and Beaumont Hospital, combined with the amenity-rich St. Anne's Park, creates a high quality of life that could support a 'location premium' of 5-10% over areas with less developed infrastructure and fewer recreational facilities.
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.