16 Oaklands Drive, Rathgar, Dublin 6, D06 K6V0
77 homes sold nearby. See what they went for — and what to bid on this one.
€1,150,000 · 4 Bed · 3 Bath · 142m² · Semi-D
Market Position
Priced Within Local Sold Range
At €1,150,000, this home is priced within the typical range of 77 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
77 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 €1,150,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €57,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,150,000, 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.
€57,500
That's what overbidding by just 5% on a €1,150,000 home costs you — before interest.
A €15 check before a €1,150,000 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 77 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
77 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 size-adjusted median. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.8% 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
77
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
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 · 77 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Harrison Row, Rathgar, Dublin 6, Dublin 6, Dublin | 2025-05-09 | 113m² | |
| 10 Vernon Grove, Rathgar, Dublin 6, Dublin 6, Dublin | 2025-03-13 | 145m² |
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
Energy Efficiency Upgrade: Upgrading the E2 BER rating to a B2 would likely cost €10,000-€15,000 and could increase the property's value by €20,000-€30,000, representing a significant return on investment.
Space Allocation: At 142m², the property offers a generous living space, with 4 bedrooms and 3 bathrooms providing good functionality for a family.
Value Optimization: Given the E2 BER rating, focusing on insulation, window upgrades, and a high-efficiency boiler costing an estimated €8,000-€12,000 could improve the BER to C1 and enhance marketability and long-term running costs.
Hypothesis: The significant gap between the asking price (€1,150,000) and the estimated value (€1,236,817) suggests that the E2 BER rating is a primary deterrent, and a strategic investment of €10,000-€15,000 in energy efficiency upgrades could not only close this valuation gap but also unlock an additional €5,000-€10,000 in potential value increase, making it a shrewd move for a buyer focused on long-term returns.
Amenities
Transport Links: The property is well-served by Dublin Bus routes 18, 46A, and 65, with the nearest stops approximately 500m away, offering convenient access to the city centre and surrounding areas.
Educational Hub: Residents have easy access to a range of educational institutions, including Rathgar National School (600m), The High School, Dublin (1km), and Trinity College Dublin (4km via direct bus route).
Local Conveniences: A short walk of approximately 700m leads to the shops and cafes of Rathgar Village, including SuperValu and numerous independent retailers, enhancing daily convenience.
Hypothesis: The proximity to Rathgar Village, coupled with direct bus routes like the 46A to Trinity College and the presence of highly-rated secondary schools within 1km, strongly suggests that this property will continue to attract families and professionals seeking a blend of suburban tranquility and urban accessibility, potentially driving future value growth even beyond current market trends.
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.