23a Fairbrook Lawn, Rathfarnham, Dublin 14, D14 PD23
112 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 3 Bed · 3 Bath · 100m² · Semi-D
Market Position
Priced Within Local Sold Range
At €695,000, this home is priced within the typical range of 112 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
112 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 €695,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 112 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €695,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
112 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.2% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
112
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±14%
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 · 112 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Glenbrook Park, Rathfarnham, Dublin 14, Dublin 14, Dublin | 2025-01-27 | 122m² | |
| 51 Glenbrook Park, Rathfarnham, Dublin 14, Dublin 14, Dublin | 2024-10-31 | 148m² |
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 Upgrade Opportunity: Upgrading the D2 BER rating to a B2 could cost approximately €8,000-€12,000 but is projected to increase the property's value by €15,000-€20,000, representing a profitable investment opportunity.
Details
- Value Optimization Needed: With a D2 BER rating, annual energy costs are estimated to be €1,800-€2,200, whereas properties with a B2 rating in a similar size range typically incur €800-€1,200, indicating potential annual savings of €1,000-€1,000 through efficiency upgrades.
- Generous Bathroom Count: This 100.0m² semi-detached property offers 3 bathrooms for 3 bedrooms, exceeding the median of 2 bathrooms for 3-bedroom properties in the 1km radius, providing superior convenience for residents.
- Hypothesis: While the current D2 BER rating necessitates an investment of €8,000-€12,000 for significant upgrades, the property's size of 100m² is 28.8% smaller than the average 140.4m² sold within 1km over 180 days, suggesting that the current €695,000 asking price may be overestimating its value per square meter unless BER improvements are made.
Amenities
Excellent Transport Connectivity: This property is served by Dublin Bus routes 15B, 17, 65 and 49, offering direct access to Dundrum Town Centre, UCD, and Dublin City Centre, with the Luas Green Line at Dundrum and Balally stops approximately a 20-minute walk or short bus ride away.
Details
- Family and Educational Hub: Residents benefit from proximity to esteemed educational institutions including Loreto High School (0.8km), Sancta Maria College (1.2km), and Rathfarnham Model School (0.5km), alongside childcare facilities like Bright Beginnings (0.7km).
- Convenient Local Services: The property is within a 1km walk of Rathfarnham Village, offering a variety of local shops, supermarkets like Lidl and SuperValu, and cafes such as Lovinspoon, complemented by excellent healthcare access at Tallaght University Hospital (4km) and the local Marlay Medical Centre (1.5km).
- Hypothesis: The significant presence of multiple Dublin Bus routes (15B, 17, 65, 49) and its proximity to the Luas Green Line, combined with the abundance of family-oriented amenities like Loreto High School and Rathfarnham Village, positions this property to experience sustained demand and potential value appreciation driven by its strong commuter and family appeal.
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.