23 Zion Road, Rathgar, Rathgar, Dublin 6, D06 VW89
4 homes sold nearby. See what they went for — and what to bid on this one.
€1,950,000 · 9 Bed · 5 Bath · 318m² · Semi-D
Market Position
Significantly Above Local Sales
At €1,950,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 19mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Financial Exposure · 31% 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
€1,950,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
19 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apts 1-9, 64 Grosvenor Road, Rathmines, Dublin 6, Dublin | 2023-10-05 | 338m² | |
| Apt 1 6 Victoria St, South Cicular Rd, Dublin 8, Dublin 8, Dublin | 2024-09-09 | 239m² |
Transactions within a 5.0km radius and 36-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
Unknown BER Impact: The 'Unknown' BER rating for properties within a 1km radius means a direct comparison for energy efficiency savings is impossible, but the SI_666 rating of the property itself offers no immediate indication of modern energy performance.
Details
- Substantial Size: At 318m², this 9-bedroom semi-detached house is significantly larger than the average property size of 160m² within a 1km radius, offering considerable space.
- Configuration Mismatch: While having 5 bathrooms for 9 bedrooms is a reasonable ratio, the property type (Semi-D) and extensive bedroom count are uncommon for the typical 3-bedroom, 160m² house observed in the 1km market data, suggesting a unique, potentially niche, configuration.
- Hypothesis: The absence of specific BER data for comparable properties within a 1km radius, combined with the property's 'SI_666' rating and its considerable size, implies a potential for significant energy efficiency upgrades. Investing €15,000-€25,000 in modern insulation and heating systems could potentially increase the property's value by €30,000-€40,000, bringing its operational costs more in line with market expectations.
Amenities
Excellent Transport Hub: Rathgar is well-served by Dublin Bus routes 15, 49, 65, 74, and 140, offering direct access to Dublin city center and surrounding areas within a short walk.
Details
- Prime Educational Cluster: The property is situated close to highly-regarded educational institutions including Rathgar National School (500m), Presentation Junior School (700m), High School Dublin (1km), and Alexandra College (1.2km).
- Vibrant Local Lifestyle: Residents benefit from immediate proximity to Rathgar village's extensive retail and dining scene, featuring shops like Donnybrook Fair and boutiques, alongside cafes like Butler's and restaurants such as Marlowe and Chez Max.
- Hypothesis: The concentration of prestigious schools and the high walkability score suggested by the Rathgar location indicate a premium for family-oriented amenities. This intrinsic value, amplified by the proximity to vibrant retail and healthcare services like the nearby Rathgar Medical Centre, supports a sustained demand for properties in this specific Dublin 6 enclave, potentially shielding them from broader market downturns.
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.