Redford, Redford, Adamstown, Lucan, Co. Dublin
11 homes sold nearby. See what they went for — and what to bid on this one.
€480,000 · 2 Bed · 3 Bath · 120m² · End of Terrace
Market Position
Below Typical Sale Prices
At €480,000, 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.
11 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 €480,000, 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 €24,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €480,000, 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.
€24,000
That's what overbidding by just 5% on a €480,000 home costs you — before interest.
A €19 check before a €480,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €480,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 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
11
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±7%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 55 The Grove, Hanstead, Lucan County Dublin, Dublin | 2025-09-19 | 92m² | |
| 1 Castlegate Court, Adamstown Castle, Adamstown, Dublin | 2025-11-21 | 108m² |
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
Exceptional Energy Efficiency (A-Rated): This property boasts an A BER rating, indicating superior energy efficiency. This translates to estimated annual energy costs of €800-€1,200, representing significant savings of €1,000-€1,400 annually when compared to a D-rated property of similar size, which typically incurs costs of €1,800-€2,200 per year.
Efficient Layout & Space Utilization: At 88m² with 2 bedrooms and 2 bathrooms, this property offers an efficient layout. While more compact than the average 104m² size for 2-bedroom properties within a 1km radius, its 2-bathroom configuration optimises functionality for its specific footprint, catering effectively to modern living requirements.
Desirable Property Type: As a house, this property aligns well with local market preferences, where houses constitute 57% of local sales. This strong market representation suggests stable demand and perceived value for house-type properties in the Adamstown area.
Hypothesis: The property's modern construction standards, contributing to its A BER rating, coupled with its efficient design and the enduring appeal of houses in Adamstown, will ensure its value is sustained and potentially enhanced as buyers increasingly prioritize energy efficiency and well-designed spaces in a competitive market.
Amenities
Strategic Transport Links: Located in Adamstown, residents benefit from direct access to Adamstown Train Station, providing efficient commuter rail services to Dublin Heuston and the city centre. Additionally, Dublin Bus routes such as the 25a and 25b serve the area, offering convenient connections to Lucan and wider Dublin. Proximity to the N4 and M50 motorways ensures excellent road connectivity.
Family-Centric Local Facilities: Adamstown is well-equipped with amenities catering to families, including reputable educational institutions like Adamstown Community College and Adamstown Educate Together National School. Local green spaces and community sports facilities further provide recreational opportunities, enhancing the quality of life for residents.
Convenient Local Services: The area benefits from a planned layout with accessible local shops, healthcare services, and a community centre in close proximity. Essential services and retail options, including larger supermarkets and Liffey Valley Shopping Centre, are readily available within a short driving distance, complementing the immediate local offerings.
Hypothesis: As Adamstown continues its planned development, future enhancements in local retail offerings and the expansion of public transport services, such as increased train frequency or new bus routes, will further boost its appeal, solidifying its reputation as a well-connected and self-sufficient community.
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.