3 Heather Park, Rathfarnham, Ballinteer, Dublin 16, D16 N611
107 homes sold nearby. See what they went for — and what to bid on this one.
€645,000 · 4 Bed · 2 Bath · 99m² · Semi-D
Market Position
Priced Within Local Sold Range
At €645,000, this home is priced within the typical range of 107 recent closed sales nearby. There's room to negotiate — seller leverage is 4.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
107 closed sales nearby · 10mo 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 €645,000, 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 €32,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €645,000, 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.
€32,250
That's what overbidding by just 5% on a €645,000 home costs you — before interest.
A €19 check before a €645,000 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 107 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €645,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
107 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 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1.8% 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
107
Transactions Analysed
Within 1.5km
10 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 · 107 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Heather Park, Marley Wood Rathfarnham, Dublin 16, Dublin 16, Dublin | 2025-02-21 | 85m² | |
| 8 Heather Park, Marley Wood, Rathfarnham Dublin 16, Dublin 16, Dublin | 2024-11-07 | 67m² |
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: With a D1 BER rating, upgrading to a B2 would likely cost between €8,000 and €12,000, potentially increasing the property's value by €15,000 to €20,000 and improving its marketability.
Size Efficiency: At 99m², this 4-bedroom semi-detached home offers a reasonable space-to-bedroom ratio, with 24.75m² per bedroom, which is competitive for its type in Dublin.
Value Optimization: The estimated value of €715,628.62 is significantly higher than the asking price of €645,000, indicating a potential €70,628.62 upside if market conditions and property condition support the valuation.
Hypothesis: The D1 BER rating, common in older properties in this area, represents a significant opportunity for value-add investment; a strategic series of energy efficiency upgrades (insulation, heating systems, windows) could not only reduce annual energy bills by an estimated €900-€1,400 compared to its current rating but also position the property more favorably against newer builds, justifying a higher future asking price.
Amenities
Transport Network: The area is well-served by Dublin Bus routes 49, 52, 65, and 175, providing direct access to key city locations and employment hubs.
Local Conveniences: Residents have proximity to SuperValu Ballinteer, Marley Park for recreation, and a range of cafes and restaurants within a short drive.
Educational Access: The property is within catchment for excellent local schools such as St. Columbus's Boys' National School and Rathfarnham Parish National School.
Hypothesis: The proximity to the M50 motorway, accessible within a 3km radius, significantly enhances the property's appeal to a wider range of commuters, potentially commanding a 5-8% price premium compared to similar properties in areas lacking such direct motorway access, due to reduced travel times to key business parks and Dublin Airport.
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.