2 Marian Drive, Rathfarnham, Dublin 14, D14 A997
153 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 4 Bed · 2 Bath · 13m² · Semi-D
Market Position
Priced Within Local Sold Range
At €795,000, this home is priced within the typical range of 153 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
153 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 €795,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €39,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €795,000, 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.
€39,750
That's what overbidding by just 5% on a €795,000 home costs you — before interest.
A €19 check before a €795,000 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 153 verified local sales · High confidence
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Price Distribution Analysis
153 verified closed sales within 1.5km · 18 months.
Asking price sits marginally below the median of comparable sales.
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.
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 8.8% 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
153
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 · 153 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 19 Marian Park, Rathfarnham, Dublin 14, Dublin 14, Dublin | 2025-11-21 | 208m² | |
| 150 Butterfield Ave, Rathfarnham, Dublin 14, Dublin 14, Dublin | 2025-09-29 | 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
Size Mismatch: At just 13.0m², this property is drastically smaller than the average property size of 136.6m² within a 1km radius, potentially indicating a significant configuration or size issue.
BER Unknown Impact: With a BER rating of 'Unknown' (SI_666), potential buyers face uncertainty regarding energy costs and efficiency, making it difficult to quantify savings or necessary upgrade expenses without further assessment.
Configuration Challenge: A 4-bedroom, 2-bathroom semi-detached property of only 13m² is highly unusual and suggests a significant discrepancy between the stated configuration and the physical size, likely impacting liveability and market appeal.
Hypothesis: The extreme disparity between the stated bedrooms/bathrooms and the actual size (13m²) suggests that the 'size' metric might be erroneous or that the property has an exceptionally unconventional layout. If the size is accurate, the value would be substantially lower than the asking price; if the size is inaccurate, the BER rating's impact on value needs to be determined through an updated assessment.
Amenities
Transport Access: While specific routes aren't detailed for this precise address, Rathfarnham is generally served by Dublin Bus routes such as the 15B, 17, 61, 75, and 175, offering connectivity to Dublin city centre and surrounding areas.
Educational Proximity: The area is well-served by educational institutions, including Loreto High School, Rathfarnham Parish National School, and St. Mary's Boys' National School, all within a short distance.
Green Space Availability: Residents benefit from proximity to large parklands such as Marlay Park and Bushy Park, offering extensive recreational opportunities and natural environments.
Hypothesis: The consistent presence of family-oriented amenities like schools and parks, coupled with typical Dublin Bus coverage in Rathfarnham, suggests that properties in this vicinity are generally appealing to families. However, the specific transport links need verification to confirm commuter suitability for Dublin 14.
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.