32 Hermitage Grove, Rathfarnham, Dublin 16, D16 KH39
25 homes sold nearby. See what they went for — and what to bid on this one.
€825,000 · 4 Bed · 3 Bath · 142m² · Detached
Market Position
Priced Within Local Sold Range
At €825,000, this home is priced within the typical range of 25 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
25 closed sales nearby · 11mo 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 €825,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €41,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €825,000, 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.
€41,250
That's what overbidding by just 5% on a €825,000 home costs you — before interest.
A €15 check before a €825,000 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 25 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
25 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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.
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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 decreased 5.3% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
25
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±18%
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 · 25 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Hermitage Grove, Rathfarnham, Dublin 16, Dublin 16, Dublin | 2025-10-23 | 180m² | |
| 6 Hermitage Court, Rathfarnham, Dublin 16, Dublin 16, Dublin | 2025-01-27 | 150m² |
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 Impact: The D2 BER rating indicates potential for significant energy efficiency upgrades; improving to a B2 standard could cost an estimated €8,000-€12,000 but potentially increase property value by €15,000-€20,000 and reduce annual energy costs by €700-€1,000 compared to its current rating.
Space Efficiency: At 142m², this 4-bedroom, 3-bathroom detached house offers a generous average of 35.5m² per bedroom, suggesting ample living space for families, which is a strong market appeal for detached properties in Dublin 16.
Value Optimization: Given the D2 BER, a focused investment in insulation, window upgrades, and a modern heating system could optimize value; for properties of this size, a D2 BER typically incurs annual energy costs of €1,800-€2,400, whereas a B2 could reduce this to €800-€1,200.
Hypothesis: The current D2 BER rating for this substantial detached property presents a clear opportunity for capital investment to enhance its long-term value and marketability, with a projected return on investment of up to €8,000 for every €4,000 spent on key energy upgrades, assuming a 10% valuation uplift.
Amenities
Transport Links: The area is served by Dublin Bus routes 49, 65 and 175, offering good connectivity to Dublin city center and surrounding suburbs, with the nearest Luas stop (Tallaght) being a considerable distance away.
Local Conveniences: Residents have access to Nutgrove Shopping Centre and Dundrum Town Centre within a short drive, offering extensive retail and dining options, alongside local supermarkets like SuperValu in Ballinteer.
Green Spaces: Proximity to Marlay Park, one of Dublin's largest and most popular public parks, offers extensive walking trails, playgrounds, and recreational facilities, enhancing the lifestyle appeal for families and outdoor enthusiasts.
Hypothesis: While transport links are decent with bus routes like the 49, 175, and 65, the absence of a nearby Luas or DART station may cap its commuter appeal compared to properties with more direct rapid transit access, suggesting a potential price ceiling relative to areas with superior public transport infrastructure.
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.