33 hillcourt, rathgar, dublin 6
34 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 1 Bed · 1 Bath · 33m² · Apartment
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 34 recent closed sales nearby. There's room to negotiate — seller leverage is 4.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
34 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €275,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 34 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
34 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 median of comparable sales. 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 0.9% 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
34
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 · 34 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apartment 14, Feldburg, Glenageary Road Upper, Dublin | 2025-08-29 | 64m² | |
| 19 Killiney Towers, Killiney Road, Killiney, Dublin | 2025-01-30 | 75m² |
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 Advantage: With a B-rated BER, this property offers excellent energy efficiency, leading to estimated annual energy costs of €800-€1,200, which is a significant saving compared to €1,800-€2,200 for typical D-rated properties of a similar size, saving €1,000-€1,400 annually.
Compact Living: At 33m², this apartment is considerably smaller than the average property size of 156m² in the 1km radius and 132m² in the 3km radius, aligning it with efficient urban living rather than typical family accommodation.
Targeted Design: The 1-bedroom, 1-bathroom configuration is perfectly suited for a single occupant or a couple, aligning with its compact size and catering to a specific segment of the Dublin 6 market looking for a streamlined urban dwelling.
Hypothesis: The property's high BER rating will increasingly become a decisive factor for buyers due to rising energy costs, providing a tangible advantage that can command a premium, especially in an area where 100% of recent sales had unknown BERs in the provided data, implying a lack of transparency or lower efficiency in other older properties.
Amenities
Exceptional Connectivity: Rathgar is well-served by Dublin Bus routes including the 14, 15, 15A, 15B, 16, and 17, providing direct links to Dublin City Centre and surrounding areas, enhancing commuter convenience.
Premier Local Lifestyle: Residents benefit from specific amenities such as the SuperValu in Rathgar Village for groceries, nearby St. Louis Senior Primary School and The High School for education, and easy access to local cafes like Roasted Brown and the green space of Palmerston Park.
High Walkability Score: The property is located in Rathgar Village, known for its excellent pedestrian infrastructure, allowing for easy walking access to local shops, cafes, pharmacies, and medical clinics, fostering a high quality of daily life.
Hypothesis: Rathgar's enduring appeal as a mature, desirable Dublin 6 suburb, bolstered by its strong public transport links and concentration of high-quality lifestyle amenities, contributes significantly to property values, making even smaller units in this location highly competitive for buyers seeking premium urban convenience.
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.