Mews Rear Of, 16 Leinster Square, Rathmines, Dublin 6, Rathmines, Dublin 6, D06 PK29
19 homes sold nearby. See what they went for — and what to bid on this one.
€675,000 · 3 Bed · 1 Bath · 82m² · House
Market Position
Priced Within Local Sold Range
At €675,000, this home is priced within the typical range of 19 recent closed sales nearby. There's room to negotiate — seller leverage is 6.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
19 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 €675,000, 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 €33,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €675,000, 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.
€33,750
That's what overbidding by just 5% on a €675,000 home costs you — before interest.
A €19 check before a €675,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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
Statistical Confidence · High
19
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 85 Grove Park, Rathmines, Dublin 6, Dublin 6, Dublin | 2025-02-18 | 176m² | |
| 72 Kenilworth Square, Rathgar, Dublin 6, Dublin 6, Dublin | 2025-12-12 | 282m² |
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 Improvement Potential: Upgrading the C3 BER rating to a B2 could cost an estimated €7,000-€10,000, potentially increasing the property's value by €12,000-€18,000 and reducing annual energy costs by approximately €600-€800 compared to its current rating.
Size Efficiency: At 82.0m² with 3 bedrooms and 1 bathroom, this property offers a reasonable configuration for a family or sharers, but the single bathroom may present a constraint for a 3-bedroom dwelling in this price bracket.
Value Optimization: While the property has a C3 BER rating, its overall appeal could be significantly enhanced through targeted internal renovations and cosmetic upgrades, potentially yielding a 5-10% increase in value beyond the BER improvement costs.
Hypothesis: Given the property's C3 BER rating and the relatively high density of nearby properties (2,244 within 1km), a strategic investment in improving the BER rating by two grades to B2, combined with a modern interior refresh, could position this property to command a premium approaching the higher end of the 'same type' sales within 1km (€852,500) rather than just matching the overall median.
Amenities
Transport Connectivity: This location offers excellent access to public transport, being within walking distance of Rathmines and Ranelagh Luas stops (Green Line) and serviced by numerous Dublin Bus routes including the 14, 15, 18, 54A, 55, 140, and 142, facilitating easy commutes across the city.
Lifestyle Hub: Residents are spoiled for choice with amenities, including the diverse retail offerings of Rathmines Road, the omni-cinema, alongside numerous cafes and restaurants like Locks Brasserie and Farmer Brown's, all within a short walk.
Walkability and Green Space: The area boasts high walkability, with convenient access to numerous local shops and services, plus proximity to green spaces such as Belgrave Square and Dartmouth Square, offering pleasant recreational options.
Hypothesis: The strong walkability score, coupled with direct Luas Green Line access and multiple key bus routes, significantly enhances the property's appeal to young professionals and couples, potentially leading to a higher price-per-square-meter premium compared to areas with poorer transport links, even if the property itself has a less desirable BER rating.
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.