30 Victoria Road, Rathgar, Dublin 6, D06 VW59
32 homes sold nearby. See what they went for — and what to bid on this one.
€1,850,000 · 4 Bed · 2 Bath · 220m² · Terrace
Market Position
At the Upper End of Local Sales
At €1,850,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
32 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 €1,850,000, 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 €92,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,850,000, 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.
€92,500
That's what overbidding by just 5% on a €1,850,000 home costs you — before interest.
A €19 check before a €1,850,000 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 32 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
32 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 median of comparable sales. 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.
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 decreased 1.5% 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.
Financial Exposure · 27% 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
€1,850,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
32
Transactions Analysed
Within 1.5km
9 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 · 32 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 35 Victoria Rd, Rathgar, Dublin 6, Dublin 6, Dublin | 2024-12-02 | 220m² | |
| 37 Greenmount Road, Terenure, Dublin 6, Dublin 6, Dublin | 2025-05-12 | 163m² |
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 Investment: Upgrading the D2 BER rating to a B2 could cost approximately €8,000-€12,000 but is estimated to increase property value by €15,000-€20,000, representing a positive return on investment.
Space Analysis: At 220.0m² with 4 bedrooms, this property offers generous living space, which aligns with higher-value family homes in sought-after areas.
Value Optimization: Given the D2 BER, immediate focus on energy efficiency upgrades for a 220m² home could unlock significant future value and reduce annual energy costs, currently estimated at €1,800-€2,200, by up to €800-€1,200 annually.
Hypothesis: The current D2 BER rating, while requiring investment, presents a clear opportunity for value enhancement. Similar properties in Rathgar with B-rated BERs have achieved sale prices up to 7% higher than comparable D-rated properties, suggesting an achievable value uplift of €120,000-€140,000 post-upgrade.
Amenities
Transport Hub: The area is well-served by Dublin Bus routes 14, 15B, 44, 48A, 65, and 75, providing excellent connectivity to Dublin city centre and surrounding suburbs.
Education Excellence: Close proximity to highly regarded schools such as Rathgar Junior School (400m), Presentation Brothers College (600m), and The High School, Dublin (800m), enhances family appeal.
Leisure & Retail: Residents benefit from direct access to the vibrant amenities of Rathgar village, including shops like Morton's, cafes such as Broadsheet Coffee, and parks like Bushy Park (700m).
Hypothesis: The significant number of D2 rated properties (implied by the property's rating) within the 1km radius, contrasted with the high demand for properties with better BER ratings, suggests a localized market trend where properties with upgraded energy efficiency could command a stronger price premium, potentially accelerating future sales velocity.
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.