50 Llewellyn Court, Rathfarnham, Ballinteer, Co. Dublin, D16 EY82
93 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 3 Bed · 1 Bath · 79m² · Semi-D
Market Position
Priced Above Local Sales
At €595,000, 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.
93 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 €595,000, 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 €29,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €595,000, 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.
€29,750
That's what overbidding by just 5% on a €595,000 home costs you — before interest.
A €19 check before a €595,000 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 93 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
93 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 median of comparable sales. 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.
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 1.3% 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
93
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±9%
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 · 93 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 31 Llewellyn Way, Rathfarnham, Dublin, Dublin 16, Dublin | 2025-05-09 | 92.1m² | |
| 15 Dargle View, Rathfarnham, Dublin 16, Dublin 16, Dublin | 2025-10-31 | 92m² |
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 Improvement Opportunity: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000 and is projected to increase the property's value by €15,000-€20,000, offering a positive return on investment.
Space Efficiency: At 79m², this semi-detached property offers a standard living space for a 3-bedroom home, which aligns with typical configurations for similar properties in the Dublin market.
Value Optimization: Given the D2 BER rating, focusing on insulation, window upgrades, and heating system improvements could enhance long-term value and reduce annual energy costs, which are estimated to be €1,800-€2,200 for a D2 rated property of this size.
Hypothesis: The D2 BER rating suggests significant room for improvement through targeted energy efficiency upgrades. Investing approximately €10,000 in loft and cavity wall insulation, alongside upgrading to modern double-glazed windows, could not only improve the BER by 2-3 grades but also potentially increase the property's market value by up to €20,000, effectively recoupling the investment and enhancing its appeal in an increasingly energy-conscious market.
Amenities
Transport Links: The area is well-served by Dublin Bus routes 49 and 175, providing direct access to key locations such as the city centre and Dundrum Town Centre, and is approximately a 20-minute walk or short bus ride to the Luas Green Line at Balally or Dundrum stops.
Educational & Retail Hub: Within a 1km radius are several highly-regarded schools including St. Laurence's Boys National School and Ballinteer Community School, complemented by essential retail at Ballinteer Shopping Centre, featuring a SuperValu and various local shops.
Healthcare & Leisure Access: Residents have convenient access to the Beacon Hospital (approximately 2km) and local GP clinics, while nearby Marlay Park offers extensive green space for recreation, walking trails, and family activities.
Hypothesis: The concentration of sought-after schools like Ballinteer Community School (rated 'Outstanding' by the most recent inspection) and proximity to significant employment hubs via the Luas Green Line (Dundrum/Sandyford) creates a strong demand pull for family homes in this specific pocket of Rathfarnham, suggesting that properties here are likely to retain and grow their value due to consistent demographic interest.
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.