Brentwood House, Ballyboden Road, Rathfarnham, Dublin 14, D14 EK54
17 homes sold nearby. See what they went for — and what to bid on this one.
€1,295,000 · 4 Bed · 4 Bath · 235m² · Detached
Market Position
At the Upper End of Local Sales
At €1,295,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
17 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 €1,295,000, 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 €64,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,295,000, 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.
€64,750
That's what overbidding by just 5% on a €1,295,000 home costs you — before interest.
A €19 check before a €1,295,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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.
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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 decreased 11% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
17
Transactions Analysed
Within 1.5km
12 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Ballyroan Heights, Rathfarnham, Dublin 16, Dublin 16, Dublin | 2025-07-18 | 152m² | |
| 7 Butterfield Court, Rathfarnham, Dublin 14, Dublin 14, Dublin | 2025-07-31 | 205m² |
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 B3 Efficiency: With a B3 BER rating, this property is likely to have annual energy costs in the range of €1,400-€1,900, which is approximately €500-€700 lower than a D-rated property of similar size in the area.
Spacious Layout: The 235sqm size with 4 bedrooms and 4 bathrooms offers a generous living space, providing approximately 58.75sqm per bedroom, which is significantly larger than the typical 4-bedroom home.
Value Optimization: Strategically upgrading the BER from B3 to a B1 or A-rating could cost approximately €7,000-€10,000, potentially increasing the property's resale value by €20,000-€30,000 and further reducing ongoing energy expenses.
Hypothesis: The B3 BER rating, while good, suggests a missed opportunity for significant capital appreciation through targeted energy efficiency upgrades; an investment of €7,000-€10,000 could unlock an estimated €20,000-€30,000 in value enhancement, creating a substantial return on investment by aligning with the top tier of energy-efficient homes that command a premium.
Amenities
Transport Links: This location is well-served by Dublin Bus routes 17, 61, and 161, providing direct access to Dublin city centre and surrounding areas, enhancing commuter convenience.
Local Conveniences: Residents have easy access to shops and services along Ballyboden Road, with the Nutgrove Shopping Centre just a short drive away, offering a wide range of retail and leisure options.
Green Spaces: The proximity to Marlay Park, a large public park with walking trails, playgrounds, and recreational facilities, offers significant lifestyle benefits for residents.
Hypothesis: While the area has good bus connectivity, the absence of a nearby Luas or DART station within a 3km radius means that commuting to certain parts of the city may be less efficient than in areas with direct rail links, potentially impacting the property's appeal to a broader range of professionals who prioritize rapid transit options.
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.