16 Rathborne Vale, Rathborne Park, Royal Canal Park, Dublin 15, D15 X47V
47 homes sold nearby. See what they went for — and what to bid on this one.
€600,000 · 3 Bed · 3 Bath · 106m² · Terrace
Market Position
Priced Above Local Sales
At €600,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
47 closed sales nearby · 11mo 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 €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 €30,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €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.
€30,000
That's what overbidding by just 5% on a €600,000 home costs you — before interest.
A €19 check before a €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 47 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
47 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 10.9% 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.
Financial Exposure · 22% 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
€600,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
47
Transactions Analysed
Within 1.5km
11 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 · 47 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Rathborne Dale, Rathborne, Ashtown, Dublin 15, Dublin | 2025-06-20 | 114.6m² | |
| 18 Rathborne Walk, Royal Canal Park, Ashtown, Dublin | 2025-11-19 | 115m² |
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 Advantage: The A3 BER rating indicates excellent energy efficiency, with annual energy costs estimated to be €800-€1,200, compared to €1,800-€2,200 for comparable D-rated properties, offering potential annual savings of €1,000-€1,400.
Generous Living Space: At 106.0m², this 3-bedroom, 3-bathroom property offers ample living space, which is attractive for families and aligns well with the €5,208 median price per sqm within 0.5km, indicating good value per square meter for its size.
Value Optimization Potential: While already A3 rated, further minor aesthetic upgrades or modernizations in specific areas could potentially increase its market appeal and push its value closer to the higher end of the 'same broad type' sales range, capitalizing on the €156,112 price standard deviation.
Hypothesis: The high BER A3 rating suggests a focus on modern construction standards, which, combined with its 3-bathroom configuration, could signal a property designed for higher density or shared living scenarios, potentially commanding a premium in rental yields if that market is strong in Dublin 15.
Amenities
Excellent Connectivity: The property benefits from proximity to Dublin Bus routes 25, 66, and 67, facilitating easy commutes, and is also within reach of the Luas Red Line at the Ashtown stop, providing rapid transit to the city centre.
Local Convenience Hub: Nearby amenities include the dominant retail offerings at the Plaza, with SuperValu and various shops, alongside healthcare access at the Ratoath Primary Care Centre within a 3km radius.
Family and Leisure Focus: The area boasts green spaces like the Royal Canal Park itself and local playgrounds, with educational options including Mary Help of Christians National School and St. Oliver's Primary School nearby, enhancing its appeal to families.
Hypothesis: The development around Royal Canal Park, including new residential builds and amenity provisions, suggests a strategic urban regeneration effort; this ongoing development, coupled with improved transport links like the Luas, is likely to drive sustained property value appreciation in the coming years as the area matures.
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.