5 Hillside Park, Rathfarnham, Dublin 16, D16 V0Y8
141 homes sold nearby. See what they went for — and what to bid on this one.
€950,000 · 4 Bed · 2 Bath · 157m² · Semi-D
Market Position
Priced Within Local Sold Range
At €950,000, this home is priced within the typical range of 141 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.
141 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 €950,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €47,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €950,000, 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.
€47,500
That's what overbidding by just 5% on a €950,000 home costs you — before interest.
A €19 check before a €950,000 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 141 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €950,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
141 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.
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 increased 5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
141
Transactions Analysed
Within 1.5km
11 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 · 141 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Hillside Park, Rathfarnham, Dublin 16, Dublin 16, Dublin | 2025-09-23 | 157m² | |
| 16 Hillside Park, Rathfarnham, Dublin 16, Dublin 16, Dublin | 2026-01-26 | 111m² |
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
Strategic BER Upgrade: Upgrading this D-rated property to a more desirable B2 rating is estimated to cost €8,000-€12,000, an investment that could increase the property's value by €15,000-€20,000 upon resale.
Energy Efficiency Opportunity: With a D BER rating, annual energy costs are estimated at €1,800-€2,200 for a property of this size, offering a potential annual saving of €1,000-€1,400 if upgraded to a B-rated standard.
Spacious Living: At 157m², this 4-bedroom semi-detached home offers significantly more space than the average property size of 129m² for houses sold within a 1km radius over the past 180 days, providing premium living area.
Hypothesis: While the D BER presents an immediate upgrade opportunity, the property's 'Very Large' size for Rathfarnham and semi-detached type positions it as a rare offering, potentially commanding a higher value per square meter than smaller, more common listings despite its energy rating.
Amenities
Robust Connectivity: This Rathfarnham home offers excellent transport links, with Dublin Bus routes 15, 16, 17, 75, and 175 serving the immediate area, providing direct access to Dublin City Centre and connecting to the Luas Green Line at Dundrum (approx 4km).
Family-Centric Living: Situated close to highly regarded schools like Loreto High School Beaufort and Coláiste Éanna (within 2km), and numerous local primary schools such as St. Mary's BNS and Rathfarnham Educate Together, enhancing its appeal for families.
Leisure and Retail Hub: Residents benefit from close proximity to the expansive Marlay Park and Rathfarnham Castle Park, along with convenient access to Nutgrove Shopping Centre and a variety of cafes and restaurants in Rathfarnham Village, all within a 2km radius.
Hypothesis: The blend of prestigious schools, abundant green spaces like Marlay Park, and excellent bus connectivity solidifies Rathfarnham's reputation as a top-tier family location, ensuring sustained demand and premium property values for homes like this semi-detached.
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.