Wintzerhaus, Channel Road, Rush, Co. Dublin, K56 WK85
8 homes sold nearby. See what they went for — and what to bid on this one.
€850,000 · 4 Bed · 2 Bath · 200m² · Detached
Market Position
At the Upper End of Local Sales
At €850,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
8 closed sales nearby · 11mo 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 €850,000, 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 €42,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €850,000, 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.
€42,500
That's what overbidding by just 5% on a €850,000 home costs you — before interest.
A €19 check before a €850,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. 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
Financial Exposure · 10% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€850,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
8
Transactions Analysed
Within 1.5km
11 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| St Joseph, South Shore Rd, Rush, Dublin | 2025-11-06 | 235m² | |
| South Shore Road, Rush, Co. Dublin, Dublin | 2025-09-12 | 395m² |
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 Advantage: With a B2 BER rating, this property is positioned favorably; upgrading to a B1 would likely incur minimal additional cost (estimated €1,000-€2,000) but could potentially add €3,000-€5,000 in value, while annual energy costs are estimated at €1,000-€1,400, significantly lower than an equivalent D-rated property.
Spacious Living: At 200.0m², this property offers ample living space, exceeding the typical size for many properties in the Dublin area and providing a strong foundation for comfortable family living and potential future value appreciation.
Value Optimization Potential: While the B2 BER is good, targeted improvements, such as enhancing insulation or upgrading heating systems, could further elevate its energy efficiency, potentially reducing annual energy bills by another €200-€400 and increasing resale appeal.
Hypothesis: The current B2 BER rating, while good, represents an opportunity for optimization; focusing on passive house principles or minor upgrades could push this property into the A-rated category, potentially leading to a 5-7% increase in its market value due to enhanced energy performance and reduced running costs, especially given the rising energy prices and environmental consciousness.
Amenities
Coastal Connectivity: While specific bus routes are not detailed for Rush, the area is served by Go-Ahead Ireland and Dublin Bus services, providing links to Dublin city. Rush village also has a train station offering commuter services to Dublin Connolly.
Local Services Abound: Residents have access to a range of amenities including local supermarkets like Dunnes Stores, pharmacies, and several primary and secondary schools such as Rush National School and St. Joseph's Secondary School.
Recreational Proximity: The property is within proximity to local parks and beaches, offering significant lifestyle benefits, with opportunities for walking, cycling, and water-based activities, enhancing its appeal for families and outdoor enthusiasts.
Hypothesis: The perceived lack of immediate DART or Luas access in Rush, despite its train station, may be a key factor limiting its value compared to areas with direct light rail connectivity; however, planned infrastructure upgrades or the continued growth of remote working could mitigate this, making properties like this, with strong coastal and community amenities, increasingly attractive.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.