Rathleigh, Newtown Lane, Mount Venus Road, Rathfarnham, Dublin 16, D16 FX58
6 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 4 Bed · 3 Bath · 141m² · Bungalow
Market Position
Below Typical Sale Prices
At €975,000, 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.
6 closed sales nearby · 11mo recency · Moderate 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 €975,000, 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 €48,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €975,000, 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.
€48,750
That's what overbidding by just 5% on a €975,000 home costs you — before interest.
A €19 check before a €975,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €975,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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
Statistical Confidence · Moderate
6
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Loretto Terrace, Rathfarnham, Dublin 14, Dublin 14, Dublin | 2025-01-31 | 160m² | |
| 26 Rathdown Ave, Terenure, Dublin 6w, Dublin | 2025-05-06 | 138m² |
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
Significant BER Upgrade Opportunity: The E1 BER rating necessitates an estimated €10,000-€15,000 investment for upgrades to a B2 rating, which could increase the property's value by €20,000-€25,000 and reduce annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Spacious but Inefficient: At 141m², the bungalow is 76% larger than the average property size (80.05m²) within 1km, offering substantial space, but its E1 BER rating indicates significant potential for energy inefficiency in such a large footprint.
- Value Optimization Potential: Improving the E1 BER rating to a C1 would represent a significant value optimization, potentially adding €15,000-€20,000 to the property's marketability and value, given that 100% of comparable properties within 1km have an unknown BER.
- Hypothesis: Given that all comparable properties within 1km have an unknown BER, a strategic investment in a high-quality BER upgrade (e.g., to B2) from the current E1 could position this bungalow as a market leader in energy efficiency for larger homes in the Rathfarnham area, commanding a premium not yet reflected in local sales data.
Amenities
Connectivity to City Core: Residents have access to Dublin Bus routes 175 which serves the area, providing direct links to University College Dublin (UCD) and further into Dublin City Centre, with the nearest stop approximately 1.5km away.
Details
- Educational Hub Proximity: The property is situated near reputable schools such as St. Columba's College (within 2km) and Loreto High School (within 3km), as well as primary options like Rathfarnham National School, enhancing family appeal.
- Green Space Access: The immediate vicinity benefits from proximity to the expansive grounds of Marlay Park (approx. 3km) and the scenic walking trails of the Dublin Mountains, offering ample lifestyle and recreational opportunities.
- Hypothesis: The relatively secluded location of Mount Venus Road, despite its proximity to Rathfarnham Village, means that while car-dependent for amenities, its positioning within the Dublin Mountains foothills offers a unique lifestyle proposition that could command a premium for its tranquility and natural beauty, if marketed effectively to buyers prioritizing peace over immediate urban convenience.
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.