Rosehaven, Palmerstown, Oldtown, Co. Dublin, A45 X489
7 homes sold nearby. See what they went for — and what to bid on this one.
€775,000 · 5 Bed · 3 Bath · 295m² · Detached
Market Position
Below Typical Sale Prices
At €775,000, 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.
7 closed sales nearby · 8mo recency · Moderate 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.
These signals interact — full analysis in report.
€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 7 verified local sales · Moderate 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
7 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 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 · Moderate
7
Transactions Analysed
Within 3.0km
8 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cluain Leathain, Roberstown, Ashbourne, Meath | 2024-10-22 | 362m² | |
| 26 White Ash Park, Milltown Rd, Ashbourne, Meath | 2025-07-02 | 215.5m² |
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
Excellent BER Rating: With a B1 BER rating, this property benefits from good energy efficiency. Annual energy costs are estimated to be €800-€1,200 lower than a D-rated property of similar size, saving approximately €1,000-€1,400 annually.
Details
- Generous Size: At 295m², this property is considerably larger than the median 3-bedroom, 1.5-bathroom homes in the 3km radius (median beds: 3, median baths: 2), offering significant space and potential for a higher value proposition.
- Value Optimization Opportunity: While BER is good, upgrading from B1 to A2 could cost €5,000-€10,000, potentially reducing annual energy costs by a further €400-€600 and adding €8,000-€12,000 to its market value.
- Hypothesis: The large size and B1 BER rating position this property well, but its value could be further enhanced by optimizing specific areas for modern family living, as indicated by the local market's median of 3 bedrooms and 2 bathrooms, suggesting a potential for layout adjustments to better align with local buyer preferences and command a stronger premium.
Amenities
Connectivity Hub: This property is served by Dublin Bus routes 25, 66, and 67, providing direct access to Dublin city center and surrounding areas, though no specific Luas or DART stations are listed as immediately accessible within the provided data.
Details
- Local Services Nearby: While specific names are not provided, the area is presumed to have access to educational facilities, healthcare, and shopping, as these are typical for a Dublin location.
- Pedestrian Access Considerations: The 'Oldtown' designation suggests a more suburban or semi-rural feel, implying that while local amenities might exist, walkability to major services and public transport could be limited, necessitating car use.
- Hypothesis: The property's location in Palmerstown, Oldtown, likely offers a balance between residential tranquility and proximity to essential services, but its true appeal to a wider buyer demographic will hinge on the actual, verifiable distances and quality of specific educational institutions like Liffey Valley Educate Together NS and healthcare facilities such as St. Mary's Hospital, which are not detailed in the provided data.
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.