23 The Greenlands, Castleside Drive, Rathfarnham, Dublin 14, D14 W8C7
15 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 2 Bed · 2 Bath · 74m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €550,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 9mo 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €550,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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
15
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±11%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 The Greenlands, Castleside Dr, Rathfarnham Dublin 14, Dublin 14, Dublin | 2025-10-02 | 73.6m² | |
| 89 Nutgrove Ave, Rathfarnham Dublin 14, Dublin, Dublin 14, Dublin | 2025-12-10 | 115m² |
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
Good Energy Rating: With a C BER rating, this property is estimated to have annual energy costs of €1,200-€1,600, offering significant savings compared to typical D-rated properties of similar size which incur costs of €1,800-€2,200 annually.
Details
- Compact for Area: At 74m², this property is considerably more compact than the average property size of 124m² within a 1km radius, offering a more manageable footprint compared to the prevalent 3-bedroom homes in the area.
- High Value per SqM: The property's current asking price per square meter of €7,432 suggests a higher valuation per unit of space, reflecting its end-of-terrace type and the premium often commanded by more compact homes in desirable locations.
- Hypothesis: While smaller than the local average, the efficient 2-bed, 2-bath layout of this end-of-terrace house with a C BER makes it an attractive entry point for buyers prioritizing location and lower maintenance over expansive space, potentially appealing to a specific demographic willing to pay a premium per square meter.
Amenities
Strong Transport Links: This property benefits from excellent transport connectivity, with direct access to Dublin Bus routes including the 15B, 16, 17, 75, 116, and 175, providing convenient links to the city centre and the Dundrum Luas Green Line via bus, along with easy access to the M50 motorway.
Details
- Family Lifestyle Appeal: The area is highly appealing for families, featuring renowned educational institutions like Loreto High School Beaufort and Rathfarnham Educate Together National School, complemented by extensive recreational amenities such as Marlay Park and St. Enda's Park, and local shopping at Nutgrove Shopping Centre.
- Local Convenience & Walkability: Essential services are readily accessible, with numerous GP clinics and pharmacies located conveniently in Rathfarnham village, along with comprehensive shopping options at Rathfarnham Shopping Centre, all contributing to strong walkability for daily errands and a high quality of life.
- Hypothesis: The comprehensive array of specific, high-quality local amenities—from diverse schooling options and extensive green spaces to vital transport links and retail centres—will continue to underpin property values in Rathfarnham, ensuring sustained demand regardless of broader 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.