22 Zion Road, Rathgar, Rathgar, Dublin 6, D06 A970
39 homes sold nearby. See what they went for — and what to bid on this one.
€2,750,000 · 5 Bed · 4 Bath · 269m² · Semi-D
Market Position
At the Upper End of Local Sales
At €2,750,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
39 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 €2,750,000, 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 €137,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,750,000, 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.
€137,500
That's what overbidding by just 5% on a €2,750,000 home costs you — before interest.
A €19 check before a €2,750,000 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 39 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €2,750,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
39 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 17.8% 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.
Financial Exposure · 16% 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
€2,750,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
39
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 · 39 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Zion Rd, Rathgar, Dublin 6, Dublin 6, Dublin | 2025-10-22 | 295m² | |
| 3 Victoria Lane, Victoria Road, Rathgar, Dublin 6, Dublin | 2025-02-06 | 326m² |
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
Significant BER Improvement Opportunity: With a BER rating of SI_666 (likely a very low rating), upgrading to a B2 could cost €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a clear return on investment.
Details
- Spacious Living Area: At 269.0m², this property is significantly larger than the average property size of 160.18m² within a 1km radius, offering considerable space for its size category.
- High Number of Bathrooms: The 4 bathrooms are above the median of 2 bathrooms in the 1km radius market, which is a positive attribute for a large family home.
- Hypothesis: Despite the property's substantial size (269.0m²) and generous number of bathrooms (4), the very low BER rating (SI_666) presents a significant value drain, with potential buyers likely factoring in substantial upgrade costs (estimated at €8,000-€12,000 for a B2 rating) which are not adequately reflected in the property's estimated value, suggesting a disconnect between its physical attributes and its market-perceived quality.
Amenities
Excellent Transport Links: Located in Rathgar, the area is well-served by Dublin Bus routes such as 15, 15A, 15B, 65, 140, 142 and 18, providing direct access to Dublin city centre and surrounding areas.
Details
- Prime Educational Hub: Proximity to esteemed educational institutions including Rathgar Junior School, High School Rathgar, St. Louis High School, and Terenure College, along with easy access to Trinity College Dublin and University College Dublin.
- Vibrant Lifestyle Amenities: Residents benefit from a wealth of amenities including renowned restaurants like Mulberry Garden, local cafes such as Brother Hubbard, and extensive green spaces like Bushy Park and Palmerstown House Estate nearby.
- Hypothesis: The concentration of high-quality schools (Rathgar Junior School, St. Louis High School) and lifestyle amenities (restaurants, parks) within walking distance, combined with multiple direct Dublin Bus routes (15, 65), creates a strong pull factor for families and professionals, suggesting that the premium commanded by properties in this specific micro-location within Rathgar is likely to remain resilient even with potential market fluctuations.
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.