10 Aranleigh Park, Rathfarnham, Dublin14
113 homes sold nearby. See what they went for — and what to bid on this one.
€750,000 · 4 Bed · 2 Bath · 122m² · Semi-D
Market Position
Below Typical Sale Prices
At €750,000, 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.
113 closed sales nearby · 10mo 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 €750,000, 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 €37,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €750,000, 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.
€37,500
That's what overbidding by just 5% on a €750,000 home costs you — before interest.
A €19 check before a €750,000 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 113 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
113 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 median of comparable sales, 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5.1% 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
113
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±18%
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 · 113 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Aranleigh Park, Rathfarnham, Dublin 14, Dublin 14, Dublin | 2025-07-03 | 131m² | |
| 100 Barton Dr, Rathfarnham, Dublin 14, Dublin 14, Dublin | 2024-12-12 | 172m² |
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
Significant BER Upgrade Needed: With a G BER rating, upgrading to a B2 would cost an estimated €10,000-€15,000, which could potentially increase the property's value by €15,000-€25,000, while current annual energy costs are estimated to be €2,000-€2,500 compared to €900-€1,300 for B-rated homes.
Generous Proportions: The property's 122.0m² size is 26.2% larger than the average property size of 96.7m² sold within a 1km radius over the past 180 days, offering more space than typical local offerings.
Value Optimization Opportunity: The G BER rating presents a significant opportunity for value optimisation through energy efficiency upgrades, which could lead to substantial long-term savings and improved marketability.
Hypothesis: Investing €10,000-€15,000 in upgrading the BER rating from G to B2 could unlock an additional €15,000-€25,000 in property value, making the total cost of ownership significantly more attractive compared to other D-rated properties within the local market.
Amenities
Connectivity Hub: Located in Rathfarnham, Dublin 14, this area is served by Dublin Bus routes 17, 61, 75, and 116, providing direct access to key city locations and DART/Luas interchange points.
Educational & Healthcare Access: Proximity to esteemed educational institutions like Loreto High School (1km) and Our Lady's Children's Hospital, Crumlin (3.5km), enhances family appeal and convenience.
Local Conveniences: Residents have easy access to local shopping facilities at Nutgrove Shopping Centre (1.5km) and a variety of cafes and restaurants along Nutgrove Avenue, fostering a strong sense of community.
Hypothesis: The strong presence of multiple Dublin Bus routes directly serving Rathfarnham, combined with the nearby Nutgrove Shopping Centre, positions this property as an attractive option for commuters and families seeking a balance between suburban tranquility and urban accessibility, potentially commanding a 5-10% premium over properties with less direct transport links.
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.