Ellmoor, Whitechurch Road, Rathfarnham, Dublin 14, D14 Y2Y2
17 homes sold nearby. See what they went for — and what to bid on this one.
€750,000 · 3 Bed · 1 Bath · 125m² · Bungalow
Market Position
Below Typical Sale Prices
At €750,000, 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.
17 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 €750,000, 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 €37,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €750,000, 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.
€37,500
That's what overbidding by just 5% on a €750,000 home costs you — before interest.
A €15 check before a €750,000 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 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.3% 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
17
Transactions Analysed
Within 3.0km
13 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Triangle, 170a Edmondstown Rd, Rathfarnham Dublin 16, Dublin 16, Dublin | 2025-11-27 | 131m² | |
| 11 Loretto Terrace, Rathfarnham, Dublin 14, Dublin 14, Dublin | 2025-01-31 | 160m² |
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
Significant BER Upgrade Needed: The F BER rating indicates a substantial need for energy efficiency improvements, with estimated costs to upgrade to a B2 rating likely in the €15,000-€25,000 range, potentially increasing property value by €20,000-€30,000.
Suboptimal Size-to-Bathroom Ratio: A 125m² bungalow with only one bathroom may present a functional limitation for families or guests, potentially impacting desirability and future saleability compared to properties with more bathrooms.
Value Optimization Gap: The current F BER rating likely results in higher annual energy costs, potentially €1,800-€2,200, compared to €800-€1,200 for a B-rated property of similar size, presenting a clear opportunity for value enhancement through retrofitting.
Hypothesis: Given the prevalence of older housing stock in Rathfarnham, a strategic investment in a comprehensive BER upgrade to B2 or better for this bungalow could unlock a significant 'premium' beyond the direct cost savings, potentially attracting a higher percentage of the €1km_180d_median_sale_price_same_broad_type (€722,500) compared to its current F rating.
Amenities
Connectivity via Bus Routes: The area is served by Dublin Bus routes such as the 175, providing direct access to essential services and key transport hubs.
Local Amenities & Parks: Residents benefit from proximity to Rathfarnham Castle Park and Marlay Park, offering significant green space, alongside local shopping facilities in Rathfarnham Village.
Healthcare Access: The property is within reasonable distance to Tallaght University Hospital and the Beacon Hospital, ensuring good access to major healthcare services.
Hypothesis: The Whitechurch Road location, while green, may experience a slightly longer commute time to direct Luas or DART services compared to properties closer to main arterial routes, suggesting that properties within this specific pocket might trade at a slight discount to otherwise comparable homes with more immediate public transport access, despite good bus connectivity.
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.