18 Cypress Avenue, Brookwood, Rathfarnham, Dublin 16, Rathfarnham, Dublin 16, D16 F6Y4
14 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 2 Bed · 1 Bath · 66m² · Terrace
Market Position
At the Upper End of Local Sales
At €445,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
14 closed sales nearby · 8mo 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 €445,000, 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 €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €15 check before a €445,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
14
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±14%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 69 Springvale, Edmondstown Rd, Rathfarnham Dublin 16, Dublin 16, Dublin | 2024-12-02 | 98m² | |
| 27 The Way, Scholarstown Wood, Rathfarnham, Dublin 16, Dublin | 2025-12-09 | 117m² |
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 C3 Upgrade Opportunity: Upgrading the C3 BER rating to a B2 could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs compared to lower-rated properties.
Space Efficiency Analysis: At 66m², this 2-bedroom terrace offers a reasonable density for its size, but buyers seeking larger living spaces might find it compact.
Value Optimization Potential: Given the C3 BER, investing in insulation and heating upgrades could enhance comfort and market appeal, with potential for a return on investment through increased resale value and energy savings.
Hypothesis: The C3 BER rating, while not poor, presents a clear opportunity for value enhancement; investing in targeted energy efficiency measures could not only reduce ongoing costs but also significantly boost the property's attractiveness to a wider buyer pool, especially in a market where energy performance is increasingly scrutinized, pushing its perceived quality closer to that of properties with naturally higher BER ratings.
Amenities
Transport Links: Residents have access to Dublin Bus routes 25, 66, and 67, providing connectivity to Dublin city centre and surrounding areas.
Local Conveniences: Nearby amenities include The Mill Shopping Centre (2km), Tesco Superstore (1.5km), and a range of local shops and services in Rathfarnham village.
Green Spaces and Recreation: The property is within proximity to Marlay Park (2km) and Bushy Park (2.5km), offering extensive recreational opportunities and walking trails.
Hypothesis: The established residential nature of Rathfarnham, evidenced by the proximity to schools like Loreto High School (1.5km) and Loreto Primary School (1.8km), combined with accessible public transport, suggests a stable long-term demand driver for properties in this area, particularly from families and professionals seeking a balance of suburban living and urban access.
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.