Apartment 91, Rath Geal, Grange Castle, Co. Dublin, D22 FW30
9 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 3 Bed · 2 Bath · 100m² · Apartment
Market Position
Below Typical Sale Prices
At €285,000, 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.
9 closed sales nearby · 7mo 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 €285,000, 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 €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €285,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 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
9
Transactions Analysed
Within 1.5km
7 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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 91 Rathgeal, Deansrath, Clondalkin, Dublin | 2025-12-03 | 100m² | |
| Apt 80 Rath Geal, Deansrath, St Cuthberts Rd Dublin 22, Dublin 22, Dublin | 2025-12-22 | 81m² |
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
Energy Efficient Living: With a C3 BER rating, this property offers excellent energy efficiency, translating to estimated annual energy costs of €1,200-€1,600, significantly lower than the €1,800-€2,200 typically associated with D-rated properties of similar size.
Details
- Generous Apartment Size: At 100m², this apartment is considerably larger than the average property size of 73m² within a 1km radius, offering more spacious living for a 3-bedroom, 2-bathroom configuration.
- Optimal Bedroom Count: The property's 3 bedrooms and 2 bathrooms align perfectly with the median bedroom and bathroom count for sold properties within a 1km radius, catering to strong demand for family-sized units.
- Hypothesis: The property's above-average size for the area, combined with its strong C3 BER rating, positions it as a highly desirable and future-proof asset, appealing to buyers prioritising both space and long-term energy cost savings, potentially driving a faster sale at a higher price.
Amenities
Commuter Connectivity: The property benefits from excellent road connectivity with direct access to the N7/M50 motorway, complemented by Dublin Bus routes 13, 69, and 151 serving the Grange Castle area, with the Luas Red Line (Cheeverstown or Citywest Campus stops) a short drive away.
Details
- Family-Centric Facilities: Ideal for families, the location is close to reputable schools such as Scoil Naoimh Áine National School and Griffeen Community College, along with several childcare facilities like Bright Start Creche in the wider Lucan/Clondalkin area.
- Local Convenience: Residents enjoy convenient access to essential services including local pharmacies and clinics, significant retail options at Liffey Valley Shopping Centre, and recreational green spaces like Corkagh Park, all within a short driving distance.
- Hypothesis: The strategic location within a developing suburban hub, leveraging excellent road infrastructure and evolving public transport links, suggests that future investment in local amenities and transport expansion will further enhance property values, especially for family-sized units like this apartment.
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.