Apt 128 The Watermill, Watermill Road, Raheny, Dublin 5, Raheny, Dublin 5
16 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 3 Bed · 2 Bath · 75m² · Apartment
Market Position
Priced Within Local Sold Range
At €475,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 9mo 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 €475,000 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 aligns with the size-adjusted median. 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
9 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 10 Grange Hall, Raheny Rd, Raheny Dublin 5, Dublin 5, Dublin | 2025-04-07 | 62m² | |
| 33 Belmont Sq, Raheny, Dublin 5, Dublin 5, Dublin | 2025-09-26 | 104m² |
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 Potential: With a B2 BER rating, this apartment offers good energy efficiency. Upgrading to an A2 rating would likely cost €8,000-€12,000, potentially saving €1,000-€1,400 annually in energy costs compared to a D-rated property.
Details
- Space Efficiency: The 75.0m² size with 3 bedrooms and 2 bathrooms is a practical configuration for many households, aligning with the median of 3 beds and 2 baths within a 3km radius over 180 days.
- Value Optimization: The current asking price is €475,000, while the estimated value is €455,487.63, indicating a potential premium of approximately €19,512, which could be justified by specific internal finishes or views not captured in raw data.
- Hypothesis: Given that 100% of properties within 1km have an unknown BER rating over the last 180 days, this B2 rating provides a significant competitive advantage, and further investment in insulation or solar panels could significantly increase its value perception and actual market price.
Amenities
Transport Connectivity: Raheny is served by multiple Dublin Bus routes including the 15, 27, 27a, 27b, and 27x, providing direct access to Dublin city centre and surrounding areas, and is also within reach of the DART at Raheny station.
Details
- Local Lifestyle Hub: Residents benefit from proximity to Raheny Village, featuring SuperValu, local cafes like The Sweet Spot, and pharmacies, as well as St. Anne's Park, offering extensive green space for recreation.
- Family & Healthcare Access: The area is well-served by educational facilities including Scoil Mhuire primary school and St. Paul's secondary school, along with local GP clinics and Beaumont Hospital a short drive away.
- Hypothesis: The ongoing development and infrastructure upgrades in the North Dublin corridor, including potential extensions or improvements to public transport links servicing Raheny, will likely enhance walkability and commuter convenience, further increasing the desirability and value of properties like The Watermill.
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.