9 elm way, grange wood, rathfarnham, d16 h6p0
141 homes sold nearby. See what they went for — and what to bid on this one.
€775,000 · 4 Bed · 3 Bath · 130m² · Semi-D
Market Position
Below Typical Sale Prices
At €775,000, 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.
141 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 €775,000, 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 €38,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €775,000, 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.
€38,750
That's what overbidding by just 5% on a €775,000 home costs you — before interest.
A €19 check before a €775,000 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 €775,000 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 is positioned below the size-adjusted median, 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 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
141
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±14%
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 |
|---|---|---|---|
| 9 Elm Way, Grange Wood, Grange Rd Dublin 16, Dublin 16, Dublin | 2025-11-26 | 130m² | |
| 10 Llewellyn Park, Grange Valley, Rathfarnham Dublin 16, Dublin 16, Dublin | 2025-04-17 | 78m² |
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
Superior Space: At 130m², this 4-bedroom, 3-bathroom semi-detached property offers significantly more living space than the average 101m² for homes sold within a 1km radius, positioning it as a premium option in the local market.
Details
- Energy Efficiency Advantage: With a strong B3 BER rating, this property offers significant energy cost savings, with annual energy bills estimated to be around €800-€1,200, substantially lower than the €1,800-€2,200 typically associated with D-rated properties of similar size.
- Modern Configuration: The 4-bedroom, 3-bathroom layout provides a highly desirable configuration for families, surpassing the typical 3-bedroom, 2-bathroom median for properties sold within a 1km radius, enhancing its appeal and long-term value.
- Hypothesis: Premium Demand Driver: The combination of above-average size, modern amenities, and superior energy efficiency (B3 BER) positions this property to attract a discerning buyer pool willing to pay a premium for a turn-key family home, insulating its value in fluctuating market conditions.
Amenities
Commuter Convenience: Excellent transport links are available with Dublin Bus routes 15B, 16, 17, and 75 serving Rathfarnham, offering direct connections to Dublin City Centre and surrounding areas; the Luas Green Line at Dundrum is also readily accessible via bus.
Details
- Family & Community Hub: The area boasts a rich array of amenities, including highly regarded schools like Loreto Primary Rathfarnham and Loreto Beaufort, extensive green spaces at Marlay Park and St. Enda's Park, and diverse dining options around Rathfarnham Village, such as The Yellow House and Bruno's.
- Essential Services Access: Daily needs are well catered for with Nutgrove Shopping Centre and Rathfarnham Shopping Centre nearby offering supermarkets like Tesco and SuperValu, complemented by access to healthcare facilities including local GP clinics and Tallaght University Hospital within a short drive.
- Hypothesis: Enduring Family Appeal: Rathfarnham's established reputation for excellent schools, abundant green spaces, and comprehensive local amenities will continue to drive strong demand from families, ensuring properties like this maintain their premium value and desirability in the long term.
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.