6 Lissenfield, Dublin 6, Rathmines, Dublin 6, D06 D613
146 homes sold nearby. See what they went for — and what to bid on this one.
€545,000 · 2 Bed · 1 Bath · 70m² · Duplex
Market Position
Priced Within Local Sold Range
At €545,000, this home is priced within the typical range of 146 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
146 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 €545,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €27,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €545,000, 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.
€27,250
That's what overbidding by just 5% on a €545,000 home costs you — before interest.
A €19 check before a €545,000 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 146 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €545,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
146 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 increased 2.5% 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
146
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±19%
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 · 146 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 41 Lissenfield, Lower Rathmines Road, Dublin 6, Dublin 6, Dublin | 2024-12-20 | 69m² | |
| Apt 8b, The Park Military Rd, Rathmines Dublin 6, Dublin 6, Dublin | 2025-06-20 | 56m² |
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 Potential: Upgrading the C2 BER rating to a B2 could cost approximately €6,000-€10,000 but is estimated to increase the property's value by €10,000-€15,000, offering a positive return on investment.
Details
- Energy Cost Savings: A C2 BER rating offers moderate energy efficiency; annual energy costs are estimated to be €1,400-€1,800, compared to €800-€1,200 for an A-rated property of similar size, representing potential annual savings of €600-€1,000.
- Space Efficiency: At 70.0m², this 2-bed, 1-bath duplex is smaller than the average property size of 106.77m² within 1km over 180 days, suggesting efficient use of space is crucial for value.
- Hypothesis: The 'ber_unknown_pct' is 100% across all recent market data (30, 90, 180 days) for all radii, indicating a lack of transparency in BER reporting in the local market, which could be exploited by sellers who provide clear and accurate BER information to differentiate their properties and potentially achieve a premium.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 40, 40A, 140, and 142, and is approximately 1.5km from the Luas Red Line at Kilmainham stop, offering excellent commuting options.
Details
- Local Lifestyle Hub: Rathmines is renowned for its vibrant atmosphere, with residents enjoying proximity to shops like Dunnes Stores, cafes such as The Little Museum of Dublin's cafe, and green spaces like Belgrave Square and Palmerston Park.
- Family & Education Focus: The area boasts strong educational facilities, including Rathmines College, St. Mary's College, and local primary schools like St. Joseph's GNS, making it highly attractive for families.
- Hypothesis: The high concentration of 2-bed, 1-bath properties (median_baths is 1.5, median_beds is 2.0 within 1km over 180 days) combined with the limited number of higher-density family homes (e.g., 4+ beds) within the immediate vicinity suggests that properties offering flexible living spaces or potential for a third bedroom conversion could command a significant premium due to unmet demand for larger family units in this sought-after locale.
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.