70 Woodside, Dodder Park Road, Rathfarnham, Dublin 14, D14 H6N1
39 homes sold nearby. See what they went for — and what to bid on this one.
€725,000 · 3 Bed · 3 Bath · 105m² · Terrace
Market Position
Below Typical Sale Prices
At €725,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
39 closed sales nearby · 12mo 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 €725,000, 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 €36,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €725,000, 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.
€36,250
That's what overbidding by just 5% on a €725,000 home costs you — before interest.
A €19 check before a €725,000 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 39 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
39 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 15.7% 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
39
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
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 · 39 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 The Lakelands, Castleside Dr, Rathfarnham Dublin 14, Dublin 14, Dublin | 2025-04-04 | 65m² | |
| 120 Meadowbank, Bushy Park Rd, Dublin 6, Dublin 6, Dublin | 2026-02-06 | 87.9m² |
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 Upgrade Potential: Upgrading the C2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and offering annual energy savings.
Efficient Living Space: At 105sqm, this property offers a practical size; compared to the 1km average of 158.7sqm over 180 days, it is smaller but aligns with the 3-bedroom configuration.
Value Optimization Opportunity: While currently a C2, a strategic focus on insulation and heating upgrades could yield a 3-5% increase in saleability and price, especially given the strong market performance of higher-rated properties.
Hypothesis: Given that 100% of properties within a 1km radius have an unknown BER rating in the data, this property's stated C2 rating provides a significant informational advantage, potentially allowing it to capture a 3-5% premium over comparable unrated properties once the market becomes aware of its energy performance.
Amenities
Transport Links: Located within proximity to Dublin Bus routes such as the 175 and 44, offering connectivity to Dundrum and Dublin City Centre.
Educational Hub: The area is served by excellent educational institutions including Loreto High School, Rathfarnham; Our Lady's National School, Ballinteer; and numerous local primary and secondary schools.
Local Conveniences: Residents benefit from proximity to Nutgrove Shopping Centre and nearby local shops, cafes, and restaurants, as well as the significant green space of Marlay Park.
Hypothesis: The consistent density of 3-bedroom, 2-bathroom houses (median 3 beds, 2 baths within 1km and 3km radii) indicates a stable demand for family homes, suggesting that properties with excellent access to schools and parks in this specific Rathfarnham pocket will continue to command a premium over areas with a higher proportion of apartments or less established family amenities.
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.