23 Stocking Wood Drive, Rathfarnham, Dublin 16, D16 DC83
11 homes sold nearby. See what they went for — and what to bid on this one.
€545,000 · 3 Bed · 3 Bath · 119m² · End of Terrace
Market Position
Below Typical Sale Prices
At €545,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
11 closed sales nearby · 13mo 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 €545,000, 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 €27,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €545,000, 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.
€27,250
That's what overbidding by just 5% on a €545,000 home costs you — before interest.
A €19 check before a €545,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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
11
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±12%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Stockingwood Way, Stocking Ave, Rathfarnham Dublin 16, Dublin 16, Dublin | 2025-04-04 | 93m² | |
| 1 White Pines Heights, Stocking Avenue, Rathfarnham, Dublin | 2025-05-22 | 127m² |
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 Efficiency: With a B3 BER rating, this property is in a good energy efficiency bracket, likely incurring annual energy costs of approximately €1,400-€1,800, compared to €2,000-€2,500 for a typical D-rated property of this size.
Space and Configuration: The 119.0m² size with 3 bedrooms and 3 bathrooms offers a balanced configuration, potentially appealing to families or those requiring extra space.
Value Optimization Potential: While already B3, achieving an A3 BER rating through insulation and heating upgrades could cost an estimated €9,000-€14,000, potentially increasing the property's value by €18,000-€25,000 and further reducing annual running costs.
Hypothesis: The B3 BER rating represents a solid foundation, but the 119.0m² size offers significant scope for 'value-add' upgrades to achieve an A-rating, which could position this property as a premium offering in the local market, attracting environmentally conscious buyers and commanding a higher resale value.
Amenities
Transport Connectivity: Residents have access to Dublin Bus routes 15B, 49, 50, 65B, and 175, providing direct links to Dublin city centre and surrounding suburbs.
Local Education and Healthcare: The area is served by excellent educational facilities including St. Colmcille's Community School and Educate Together Rathfarnham, with UCD a manageable commute; essential healthcare is accessible via Tallaght University Hospital.
Retail and Recreation: Shopping options include Rathfarnham Shopping Centre and Nutgrove Shopping Centre, while lifestyle amenities are plentiful with the beautiful Marlay Park and numerous cafes and restaurants in the vicinity.
Hypothesis: The combination of direct Dublin Bus routes and proximity to major employment hubs like Sandyford and Dundrum, coupled with the well-established family-oriented amenities in Rathfarnham, suggests that properties in this specific pocket of Dublin 16 are likely to see sustained demand driven by both families and professionals seeking a balance of convenience and green space.
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.