37 pine valley park, rathfarnham, d16 xa34
12 homes sold nearby. See what they went for — and what to bid on this one.
€775,000 · 3 Bed · 3 Bath · 130m² · Detached
Market Position
Below Typical Sale Prices
At €775,000, 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.
12 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 €775,000, 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 €38,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €775,000, 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.
€38,750
That's what overbidding by just 5% on a €775,000 home costs you — before interest.
A €19 check before a €775,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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
Statistical Confidence · High
12
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±17%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Brehons Chair, Kellystown Road, Rathfarnham, Dublin 16, Dublin | 2026-01-28 | 201.7m² | |
| 9 Kingston Crescent, Dundrum, Dublin 16, Dublin 16, Dublin | 2025-06-30 | 158m² |
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
Energy Efficiency: With a C2 BER rating, this property offers good energy efficiency, with estimated annual energy costs ranging from €1,200-€1,600, significantly lower than the €1,800-€2,200 estimated for D-rated properties of similar size in the area.
Spacious Living: At 130m², this detached home is 19% larger than the average property size of 109m² within a 1km radius, offering superior space for family living, complemented by a higher-than-median 3 bathrooms.
Upgrade Potential: While C2 is good, upgrading to a B1/B2 BER could further reduce annual energy costs by an additional €300-€500, potentially adding €8,000-€12,000 in market value, making it a sound investment for futureproofing.
Hypothesis: Given the local market's increasing focus on energy efficiency and the property's detached nature, a strategic upgrade to a B-rated BER could differentiate it further, commanding a stronger premium in the competitive Rathfarnham market, especially as energy costs remain elevated.
Amenities
Commuter Convenience: Excellent transport links are available via Dublin Bus routes 15 and 16, providing direct access to Dublin City Centre and Dublin Airport, with stops conveniently located within a 10-15 minute walk from Pine Valley Park.
Family-Friendly Hub: The property benefits from proximity to esteemed educational institutions like Divine Word National School and Loreto Grange Road, coupled with local childcare facilities such as Bright Beginnings Rathfarnham and a variety of local clinics and pharmacies, all within a 1-2km radius.
Lifestyle Richness: Residents enjoy unparalleled access to vast green spaces at Marlay Park and St. Enda's Park, both within a 5-10 minute drive, alongside diverse retail options at Nutgrove Shopping Centre and local Rathfarnham Village shops.
Hypothesis: The established and comprehensive amenity base in Rathfarnham, particularly the abundance of highly-regarded schools and expansive parklands, acts as a primary magnet for family buyers, ensuring sustained demand and upward price pressure for well-located properties like this in the long term.
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.