Fairfield Lodge, 58 Highfield Road, Rathgar, Dublin 6, D06 R6T4
27 homes sold nearby. See what they went for — and what to bid on this one.
€15,000,003 · 3 Bed · 5 Bath · 160m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €15,000,003, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
27 closed sales nearby · 8mo 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 €15,000,003, 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 €750,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €15,000,003, 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.
€750,000
That's what overbidding by just 5% on a €15,000,003 home costs you — before interest.
A €19 check before a €15,000,003 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 27 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €15,000,003 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
27 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 size-adjusted median. 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.
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 4.7% 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.
Financial Exposure · 1274% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€15,000,003
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
27
Transactions Analysed
Within 1.5km
8 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 · 27 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Orwell Rd, Rathgar, Dublin 6, Dublin 6, Dublin | 2025-04-17 | 115.1m² | |
| 9 Garville Drive, Off Garville Ave, Rathgar, Dublin | 2024-12-20 | 186m² |
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 Upgrade Opportunity: With an unknown BER rating (SI_666), upgrading to a B2 rating could cost €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and significantly reducing estimated annual energy costs from €1,800-€2,200 (for D-rated) to €800-€1,200.
Ample Sizing & Unique Configuration: At 160m², this property offers substantial living space, aligning closely with the 1km average property size of 166m², though its 3 bedrooms and 5 bathrooms suggest a highly individualised, potentially luxurious, internal layout.
High Bathroom Ratio: The property’s 5 bathrooms for 3 bedrooms is notably higher than the local median of 2-3 bathrooms within a 1km radius, suggesting a premium offering of en-suite facilities or a spa-like setup which could appeal to specific buyers.
Hypothesis: The combination of a generous size, an unusually high bathroom-to-bedroom ratio, and an unknown BER rating could either signal a hidden gem with bespoke luxury features awaiting a specific buyer or indicate that significant investment in energy efficiency and modernisation is required to unlock its full market potential.
Amenities
Exceptional Transport Connectivity: Rathgar boasts excellent public transport links with numerous Dublin Bus routes, including the 14, 15, 15A, 15B, 65, and 65B, providing direct access to Dublin city centre, while the Luas Green Line stops at Cowper and Beechwood are also conveniently accessible.
Premier Educational Hub: The area is highly desirable for families, offering access to some of Dublin's most respected schools, such as The High School Rathgar, St. Louis Rathmines, and Rathgar Junior School, all within a 1-2km radius, alongside various local childcare facilities.
Vibrant Local Lifestyle: Residents benefit from a rich local lifestyle centered around Rathgar village, featuring a SuperValu supermarket, artisan shops, popular cafes like Fia Cafe, and quality restaurants such as Bijou, complemented by the expansive green amenities of nearby Bushy Park.
Hypothesis: Rathgar's enduring appeal as a premium residential location is intrinsically linked to its comprehensive offering of top-tier educational institutions and robust public transport infrastructure, ensuring its sustained desirability and property value growth, especially for well-appointed family homes.
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.