44 Orwell Woods, Rathgar, Dublin 6, D06 XN81
52 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 3 Bed · 2 Bath · 80m² · Terrace
Market Position
Priced Above Local Sales
At €695,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
52 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 €695,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 52 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €695,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
52 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 size-adjusted median. 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.
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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 0.6% 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
52
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±16%
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 · 52 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 68 Orwell Gardens, Rathgar, Dublin 14, Dublin 14, Dublin | 2025-02-27 | 94m² | |
| 4 Orwell Gardens, Rathgar, Dublin 14, Dublin 14, Dublin | 2025-10-09 | 69m² |
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 C2 Rating: With a BER rating of C2, this property sits in the mid-range; while not requiring immediate costly upgrades like a D-rated property, it offers a moderate energy efficiency level. Upgrading to a B2 would likely cost €8,000-€12,000 and could increase property value by €15,000-€20,000.
Details
- Compact Living Space: At 80.0m², the property is smaller than the average property size of 124.1m² sold within 1km over the past 180 days, suggesting a focus on efficient use of space rather than expansive living areas.
- Value Optimization Potential: The property offers 3 bedrooms and 2 bathrooms, aligning with the median of 3 beds and 2 baths within a 1km radius over the past 90 days, indicating a configuration that meets local demand, with potential for value enhancement through targeted renovations.
- Hypothesis: The C2 BER rating, while functional, represents an opportunity for value uplift. Investing in insulation and heating upgrades to achieve a B1 or A3 rating could significantly reduce annual energy costs from an estimated €1,500-€2,000 (for C2) to €800-€1,200, and enhance the property's market appeal and saleability in the long term.
Amenities
Excellent Transport Connectivity: Situated in Rathgar, residents have access to Dublin Bus routes 14, 15, 49, and 65, providing direct links to the city centre and surrounding areas, with the Luas Green Line at Milltown or Cowper stops within a manageable distance.
Details
- Prime Educational Hub: The area is renowned for its excellent educational facilities, including Rathgar National School, St. Mary's College, and Terenure College, all within a short distance, making it highly attractive for families.
- Vibrant Lifestyle Amenities: Orwell Woods is surrounded by a wealth of amenities, including cafes like Koinonia Coffee, restaurants on Rathgar Road, and the expansive green space of Bushy Park just a short walk away.
- Hypothesis: The concentration of high-achieving schools and its proximity to established cultural and retail hubs like Rathmines and Ranelagh, combined with the strong bus network, positions this area as a prime location for families and professionals seeking convenience and quality of life, likely supporting sustained property value growth and high demand.
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.