1 Kenilworth Square North, Rathgar, Dublin 6, Rathgar, Dublin 6, D06 X8Y1
7 homes sold nearby. See what they went for — and what to bid on this one.
€1,600,000 · 7 Bed · 3 Bath · 345m² · Semi-D
Market Position
Below Typical Sale Prices
At €1,600,000, 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 · 16mo 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 €1,600,000, 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 €80,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,600,000, 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.
€80,000
That's what overbidding by just 5% on a €1,600,000 home costs you — before interest.
A €19 check before a €1,600,000 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 €1,600,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 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 · Moderate
7
Transactions Analysed
Within 1.5km
16 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 |
|---|---|---|---|
| 79 Leinster Rd, Rathmines, Dublin 6, Dublin 6, Dublin | 2026-01-23 | 317m² | |
| 1 Victoria Villas, Rathgar, Dublin 6, Dublin 6, Dublin | 2025-10-23 | 155m² |
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 Upgrade Opportunity: Upgrading the current unknown BER rating to a B2 could cost an estimated €8,000-€12,000 but would likely increase the property's value by €15,000-€20,000, representing a smart investment opportunity.
Details
- Generous Proportions: With 345.0m² and 7 bedrooms, this property offers significantly more space than the 109.86m² average size within a 1km radius over 180 days, providing excellent potential for larger families or multi-generational living.
- Value Optimization: Given the median of 1.5 baths within 1km over 90 days versus the property's 3 baths, there is potential to optimize further by considering additional en-suites for the numerous bedrooms to align with current market preferences for large family homes.
- Hypothesis: The 'SI_666' BER rating, if indicative of a specific system rather than a standard rating, could be a unique selling point, but standard energy efficiency upgrades for typical residential properties are essential to avoid a significant value discount compared to modern, well-rated homes.
Amenities
Exceptional Transport Links: The property is well-served by Dublin Bus routes 14, 15A, 49, and 65, with the Luas Green Line at Milltown stop approximately 800m away, offering excellent connectivity across the city.
Details
- Premier Educational Hub: Located within proximity to esteemed institutions like Rathgar Junior School (400m), Terenure College (1.2km), and Alexandra College (1.5km), providing top-tier educational options for families.
- Vibrant Lifestyle Amenities: Residents benefit from immediate access to Rathgar village's renowned boutiques, cafes like Butler's Chocolate Cafe (300m), and green spaces such as Bushy Park (600m) and Palmerstown Park (700m).
- Hypothesis: The concentration of highly-rated primary and secondary schools within walking distance, combined with the affluent Rathgar address and its inherent desirability, suggests that this property's value is significantly underpinned by its 'school run' convenience and established prestige, attracting families willing to pay a premium for this lifestyle.
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.