27 Kenilworth Square West, Rathgar, Dublin 6, Rathgar, Dublin 6, D06 DA58
14 homes sold nearby. See what they went for — and what to bid on this one.
€2,800,000 · 5 Bed · 4 Bath · 309m² · Detached
Market Position
Below Typical Sale Prices
At €2,800,000, 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.
14 closed sales nearby · 12mo 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 €2,800,000, 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 €140,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,800,000, 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.
€140,000
That's what overbidding by just 5% on a €2,800,000 home costs you — before interest.
A €19 check before a €2,800,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 20% 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.
Statistical Confidence · High
14
Transactions Analysed
Within 1.5km
12 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Woody Crest, 8a Leicester Avenue, Rathgar, Dublin 6, Dublin | 2025-03-10 | 124m² | |
| 15 Spire View Lane, Rathgar Rd, Rathgar Dublin 6, Dublin 6, Dublin | 2024-12-12 | 102m² |
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
Substantial Size Advantage: At 309 sqm, this detached house is significantly larger than the average property size of 125 sqm within a 1km radius over the last 180 days, offering considerable living space.
BER Rating Investment Opportunity: The 'Unknown' BER rating (SI_666) presents an opportunity for significant value enhancement; upgrading from a typical 'D' rating to a 'B2' could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Configuration Above Local Norms: With 5 bedrooms and 4 bathrooms, this property significantly exceeds the median of 3 bedrooms and 2 bathrooms within a 1km radius over the last 180 days, catering to larger households or those seeking more space.
Hypothesis: The 'Unknown' BER rating for this property and 100% of comparable properties within 1km, 3km, and 5km suggests a lack of standardized energy efficiency reporting in the immediate area for larger homes; a proactive move to obtain and improve the BER could provide a significant competitive advantage and cost savings for future owners.
Amenities
Excellent Public Transport Access: The property is well-served by Dublin Bus routes including 46A, 17, and 18, and is within a manageable distance to the Luas Green Line at Cowper stop (approx. 1km), facilitating easy commuting.
Prime Educational Hub: The vicinity boasts a strong educational ecosystem with prestigious schools such as Gonzaga College (1.2km), Muckross Park College (1.3km), and Rathgar Junior School (0.8km), making it highly attractive for families.
Vibrant Local Lifestyle: Residents have access to a plethora of amenities including high-end boutiques and cafes on Rathgar Road (0.5km), the bustling shops of Terenure Village (1.8km), and the expansive green space of Bushy Park (0.9km).
Hypothesis: The concentration of high-performing secondary schools within a 1.5km radius, coupled with a high median number of bedrooms and bathrooms in the property itself, suggests that properties in this specific micro-location are increasingly valued by affluent families seeking both spacious family homes and proximity to top-tier education, potentially driving sustained premium pricing.
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.