Holly Cottage, Westmanstown, Lucan, Co. Dublin
101 homes sold nearby. See what they went for — and what to bid on this one.
€775,000 · 4 Bed · 2 Bath · 166m² · Semi-D
Market Position
Priced Above Local Sales
At €775,000, 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.
101 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 €775,000, 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 €38,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €775,000, 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.
€38,750
That's what overbidding by just 5% on a €775,000 home costs you — before interest.
A €19 check before a €775,000 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 101 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €775,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
101 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.7% 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
101
Transactions Analysed
Within 3.0km
9 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 · 101 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 62 Laraghcon, Lucan, Dublin, Dublin | 2025-12-19 | 211.6m² | |
| 24 Laraghcon, Lucan, Dublin, Dublin | 2024-11-22 | 167m² |
Transactions within a 3.0km 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
Superior Energy Efficiency: With a B-rated BER, this property boasts excellent energy efficiency, potentially saving €600-€1,400 annually compared to the €1,800-€2,200 in energy costs typically associated with a D-rated property of similar size.
Exceptional Space: At 166m² with 4 bedrooms, this semi-detached home is significantly larger than the average property size of 90m² and the median 3-bedroom configuration sold within a 3km radius, offering a substantial space premium.
Modern Family Configuration: The property's 4 bedrooms and 2 bathrooms cater well to larger families, and its modern B BER rating distinguishes it favorably given that 100% of other properties in the 3km radius have an unknown BER, indicating a transparent and energy-conscious offering.
Hypothesis: The property's combination of a verified B BER rating and its significantly larger footprint compared to local averages suggests it offers a rare blend of modern efficiency and generous space, potentially commanding a premium from discerning buyers despite the general lack of BER transparency in the local market.
Amenities
Key Transport Access: Located in Westmanstown, Lucan, the property benefits from essential Dublin Bus routes such as 25, 66, and 67, providing direct connectivity to Dublin city centre and facilitating commutes for residents.
Comprehensive Lifestyle Hub: Residents enjoy convenient access to major retail at Liffey Valley Shopping Centre, reputable educational facilities including Lucan Community College and Esker Educate Together National School, and extensive green spaces like Griffeen Valley Park, enhancing quality of life.
Healthcare and Recreation Proximity: Everyday needs are met with local pharmacies and clinics in Lucan, while major medical facilities like Connolly Hospital are accessible by car; recreational options abound with Hermitage Golf Club and Lucan Golf Club nearby.
Hypothesis: The tranquil, semi-rural character of Westmanstown, while offering spacious living, indicates that future local development focusing on expanded pedestrian and cycling infrastructure, alongside potential upgrades to public transport frequency, would significantly enhance the long-term desirability and value of properties like Holly Cottage.
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.