Riverwood Lodge, Whitechurch Road, Rathfarnham, Dublin 16, D16 TC69
5 homes sold nearby. See what they went for — and what to bid on this one.
€1,800,000 · 5 Bed · 5 Bath · 317m² · Detached
Market Position
At the Upper End of Local Sales
At €1,800,000, 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.
5 closed sales nearby · 18mo recency · Low 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 €1,800,000, 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 €90,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€90,000
That's what overbidding by just 5% on a €1,800,000 home costs you — before interest.
A €19 check before a €1,800,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,800,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 374% 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
€1,800,000
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 · Low
5
Transactions Analysed
Within 5.0km
18 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Pine Crescent, Drumgola Wood, Cavan, Cavan | 2025-11-06 | 128.2m² | |
| 11 Hillview, Ballinlough, Roscommon, Roscommon | 2024-04-04 | — |
Transactions within a 5.0km radius and 36-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
Excellent Energy Efficiency: With an A2 BER rating, this property is projected to have annual energy costs of €800-€1,200, saving €1,000-€1,400 annually compared to a D-rated property of similar size.
Details
- Generous Proportions: The property offers a substantial 317m² of living space with 5 bedrooms and 5 bathrooms, significantly exceeding the median of 3 bedrooms and 2 bathrooms found in markets within a 100km radius.
- Value Optimization Opportunity: While the property is already A-rated, a BER upgrade from D to B2 for a similar property would typically cost €8,000-€12,000 but could increase its market value by €15,000-€20,000, indicating the potential for value enhancement through energy-focused renovations in the broader market.
- Hypothesis: The property's large size and high BER rating position it as a premium offering; however, its asking price suggests a valuation far beyond current local market comparables, implying that either the property possesses unique, unquantified features or the asking price is set to test the very top of the market, potentially requiring a significant downward adjustment to meet buyer expectations based on available transaction data.
Amenities
Limited Public Transport Access: Despite being in Rathfarnham, the provided data indicates no specific bus routes, train stations, or Luas stops directly serving Whitechurch Road within a 10km radius, suggesting a reliance on private transport.
Details
- Local Amenities in Rathfarnham: The area is known for amenities like Rathfarnham Castle Park and local shopping centres such as Rathfarnham Shopping Centre, providing lifestyle and retail options within proximity.
- Educational Proximity: Rathfarnham is home to several well-regarded educational institutions, including Loreto High School Beaufort and Terenure College, accessible within a reasonable commute.
- Hypothesis: The property's rural-feeling location on Whitechurch Road, coupled with its high specification, suggests it may appeal to buyers seeking extensive grounds and privacy, but its significant distance from established public transport hubs like the Luas Green Line or key Dublin Bus routes will likely limit its appeal to commuters and necessitate private transportation for most daily needs.
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.