20 Whitechurch Hill, Rathfarnham, Dublin 16, D16 T6T0
6 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 3 Bed · 1 Bath · 80m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 12mo recency · Moderate 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €425,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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 · Moderate
6
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 38 Whitechurch View, Ballyboden, Dublin 16, Dublin 16, Dublin | 2025-11-27 | 100m² | |
| 11 Whitechurch Grove, Rathfarmham, Dublin 16, Dublin 16, Dublin | 2025-03-26 | 104m² |
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 Improvement Opportunity: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and making it more competitive against the 1km median BER of unknown (though likely higher quality given sales prices).
Details
- Compact Footprint: At 80m², the property is smaller than the 1km average property size of 96.68m² over 180 days, suggesting efficient use of space is crucial for maximizing appeal in this market where larger homes are more common.
- Value Optimization: Given a D1 BER rating and 1 bathroom, investing in energy efficiency upgrades and potentially a second bathroom could significantly enhance its marketability and value, especially considering the 1km median of 2 bathrooms.
- Hypothesis: The current D1 BER rating and single bathroom represent a significant opportunity for value enhancement. Future buyers might prioritize properties with higher energy efficiency and better amenity provision, making strategic renovations a strong driver of future capital growth beyond the current market trends.
Amenities
Transport Hub Access: While specific routes aren't provided for 20 Whitechurch Hill, Rathfarnham, Dublin 16, the general D16 postcode area is typically served by Dublin Bus routes such as the 15B, 175, and 65B, offering connectivity to key city locations.
Details
- Local Education and Healthcare: The area benefits from proximity to local schools like St. Mary's Boys National School and Loreto High School, as well as essential healthcare services such as Tallaght University Hospital and numerous local pharmacies within a short drive.
- Recreational Proximity: Residents have access to significant green spaces like Marlay Park and Bushy Park, offering extensive walking trails, playgrounds, and recreational facilities, enhancing the quality of life for families and individuals.
- Hypothesis: The appeal of Rathfarnham, Dublin 16, is driven by its balance of suburban tranquility and strong connectivity, a trend likely to continue with potential infrastructure improvements such as the planned expansion of bus services or upgrades to local park facilities, further enhancing its desirability for families and commuters.
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.