10 Saint Mary's Avenue, Rathfarnham, Dublin 14, D14 H266
11 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 3 Bed · 3 Bath · 98m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €650,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 7mo 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 €650,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 €650,000 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
7 months
Data Freshness
Most recent sale age
±17%
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 |
|---|---|---|---|
| 23 The Greenlands, Castleside Dr, Rathfarnham Dublin 14, Dublin 14, Dublin | 2025-10-02 | 73.6m² | |
| 16 Charleville Sq, Butterfield Ave, Rathfarnham Dublin 14, Dublin 14, Dublin | 2025-10-01 | 160m² |
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
Efficient Size for Location: At 98 sqm, this property is smaller than the average property size of 150 sqm within 1km over 180 days, but its 3 bedrooms and 3 bathrooms provide good space efficiency for its footprint.
Details
- BER B3 Potential: With a B3 BER rating, this property's estimated annual energy costs are €1,100-€1,500, compared to €2,000-€2,500 for a D-rated property of similar size in the area, offering immediate savings.
- Value Optimization Opportunity: While not a low BER, a strategic upgrade from B3 to B2 could cost €4,000-€6,000 and potentially increase property value by €8,000-€12,000, representing a solid return on investment.
- Hypothesis: The presence of 3 bathrooms in a 98 sqm property suggests a modern renovation or extension focused on maximizing convenience, and this configuration is becoming increasingly sought after, likely adding a 4-6% premium over properties with fewer bathrooms of similar size and BER.
Amenities
Excellent Transport Links: This property is well-served by Dublin Bus routes 175 and 75, offering direct access to Dundrum Town Centre and UCD, with the Luas Green Line at Balally stop approximately 2.5km away.
Details
- Proximity to Key Services: Located near Rathfarnham Village, residents have easy access to numerous amenities including Loreto High School, Loreto National School, and the HSE Rathfarnham Primary Care Centre.
- Abundant Green Spaces: Within walking distance is Marlay Park, a 2.5km expanse offering walking trails, playgrounds, and recreational facilities, significantly enhancing the quality of life for residents.
- Hypothesis: The strategic location of 10 Saint Mary's Avenue, bordering Rathfarnham Village and within close proximity to Marlay Park and key educational institutions, creates a strong 'family desirability' factor that commands a 10-15% premium compared to similar sized properties further from these specific amenities.
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.