2 Woodtown Cottages, Rathfarnham, Dublin 16, D16 W6X0
12 homes sold nearby. See what they went for — and what to bid on this one.
€750,000 · 4 Bed · 2 Bath · 150m² · Detached
Market Position
Priced Within Local Sold Range
At €750,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 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 €750,000, 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 €37,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €750,000, 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.
€37,500
That's what overbidding by just 5% on a €750,000 home costs you — before interest.
A €19 check before a €750,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €750,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 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
12
Transactions Analysed
Within 1.5km
7 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Forgefield, Stocking Lane, Rathfarnham Dublin 16, Dublin 16, Dublin | 2025-11-07 | 173.5m² | |
| 30 Stocking Wood Green, Stocking Ave, Dublin 16, Dublin 16, Dublin | 2024-11-08 | 165.5m² |
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
Current BER C Advantage: With a solid BER C rating, this property is estimated to incur annual energy costs of €1,500-€1,900, offering typical yearly savings of €200-€1,000 when compared to a D-rated property of similar scale that might cost €2,100-€2,500.
Details
- Generous Space Offering: At 150m², this detached 4-bedroom home is considerably larger than the average property size of 109m² within a 3km radius, providing ample space for a growing family or remote work needs.
- Premium Detached Configuration: As a detached property, representing 100% of house sales within a 90-day 1km radius, it commands a premium in a market where the majority of properties sold are generally smaller 3-bedroom houses, making it a desirable, less common offering.
- Hypothesis: The property's combination of a good BER C rating and its 'Very Large' 150m² size, significantly exceeding local averages, suggests it is well-positioned to meet the rising demand for spacious, energy-conscious family homes, potentially reducing its time on market compared to lower BER rated or smaller properties.
Amenities
Diverse Connectivity Hub: This property benefits from excellent bus connectivity with Dublin Bus routes 15B, 16, and 17 providing direct links to Dublin City Centre, Dundrum, and Tallaght, while M50 motorway access is conveniently within a 5-minute drive.
Details
- Family-Centric Lifestyle: Located within Rathfarnham, residents have access to highly-regarded educational institutions like St Mary's National School and Loreto High School Beaufort, alongside vast green spaces such as Marlay Park and St. Enda's Park, both within a 10-minute drive, perfect for family leisure.
- Comprehensive Local Services: Essential amenities are readily available with Rathfarnham Shopping Centre and Nutgrove Shopping Centre offering a range of retail, including SuperValu and Dunnes Stores, complemented by local pharmacies and the Beacon Hospital approximately 5km away.
- Hypothesis: The combination of a secluded residential setting within Woodtown Cottages and the unparalleled access to South Dublin's premier schools, extensive parklands, and major retail hubs positions this property as a highly desirable long-term family home, likely to see sustained demand from those prioritising lifestyle over immediate urban walkability.
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.