601 Woodview Cottages, Rathfarnham, Dublin 14, D14 F785
15 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 2 Bed · 2 Bath · 85m² · Detached
Market Position
Priced Within Local Sold Range
At €595,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 13mo 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €595,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2% 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
15
Transactions Analysed
Within 3.0km
13 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 50b Nutgrove Ave, Rathfarnham, Dublin 14, Dublin 14, Dublin | 2025-05-27 | 106.3m² | |
| 4 Winton Mews, Rathgar, Dublin 6, Dublin 6, Dublin | 2025-01-30 | 105m² |
Transactions within a 3.0km 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 this D2 BER rating to a B2 would likely cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000, offering a strong return on investment given the D2 rating is below the average market standard.
Details
- Size Efficiency Comparison: The property's 85sqm size is 39% smaller than the average property size of 139sqm sold within a 1km radius over the past 180 days, suggesting it may appeal to a niche market seeking a more compact dwelling.
- Configuration Mismatch: With only 2 bedrooms and 2 bathrooms, this property is configured below the median of 3 bedrooms and 2 bathrooms within a 1km radius over the past 90 days, potentially limiting its appeal to larger families or those seeking more space.
- Hypothesis: Given that 100% of properties within a 1km radius have an unknown BER rating in the provided data, the market may not yet fully price in the financial benefits of energy efficiency upgrades, presenting an opportunity to significantly enhance value through targeted improvements to reach a B2 rating, potentially leading to a 20% faster sale time.
Amenities
Transport Connectivity: This property is well-connected, with Dublin Bus routes 175 and 44 serving Rathfarnham Village, providing direct access to Dublin city centre.
Details
- Local Lifestyle Hub: Rathfarnham Village offers a range of amenities including Rathfarnham Shopping Centre, Butterfield Hospital, and numerous cafes and restaurants, all within a short distance.
- Green Space Access: Proximity to Marlay Park, a significant regional park, offers extensive recreational opportunities including walking trails, playgrounds, and a dog park, enhancing the quality of life for residents.
- Hypothesis: The ongoing development plans for the Luas Green Line extension towards the south of Dublin, although not directly serving Rathfarnham, indirectly increases the desirability of well-connected suburban areas like this by offering improved overall public transport options across the city, potentially boosting property values by 5-10% in the coming years.
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.