Washington House, Butterfield Avenue, Rathfarnham, Dublin 14, Dublin 14, D14 X9Y6
17 homes sold nearby. See what they went for — and what to bid on this one.
€2,250,000 · 6 Bed · 5 Bath · 358m² · Detached
Market Position
Priced Above Local Sales
At €2,250,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
17 closed sales nearby · 11mo 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 €2,250,000, 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 €112,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,250,000, 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.
€112,500
That's what overbidding by just 5% on a €2,250,000 home costs you — before interest.
A €19 check before a €2,250,000 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
From €19 for your strategy on a €2,250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 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 7.9% 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 · 10% 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
€2,250,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
17
Transactions Analysed
Within 1.5km
11 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 |
|---|---|---|---|
| 3 Marian Dr, Rathfarnham, Dublin 14, Dublin 14, Dublin | 2024-11-08 | 214m² | |
| 10a Butterfield Close, Rathfarnham, Dublin 14, Dublin 14, Dublin | 2024-12-05 | 174m² |
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
Exceptional Size: At 358.0m², this detached house is more than double the average property size of 139.9m² within 1km, offering substantial living space that may command a premium if well-appointed.
Details
- High Bedroom/Bathroom Count: With 6 bedrooms and 5 bathrooms, the property significantly exceeds the local median of 4 bedrooms and 2 bathrooms within 1km, catering to larger families or those requiring extensive accommodation.
- BER Upgrade Potential: The 'SI_666' BER rating offers a significant opportunity for value enhancement; upgrading from an unknown/low BER to a B2 rating could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while reducing annual energy costs by €1,000-€1,400 compared to properties of similar size with D-rated BERs.
- Hypothesis: The substantial size difference and higher number of bedrooms/bathrooms suggest that while the property offers significant space, its valuation may be heavily skewed by size rather than the condition or BER rating; a focused renovation prioritizing energy efficiency and modern finishes could unlock significant capital appreciation beyond the current estimated value.
Amenities
Transport Links: While specific routes aren't detailed, Dublin 14 is well-served by Dublin Bus routes, and proximity to the M50 motorway offers excellent connectivity across the city and beyond.
Details
- Educational Hub: Rathfarnham boasts a strong selection of primary and secondary schools, including Loreto High School, Terenure College, and Rathfarnham Parish National School, providing excellent educational options for families.
- Local Conveniences: The area offers a variety of local shops, boutiques, and supermarkets in Rathfarnham Village, alongside numerous cafes and restaurants, ensuring daily needs and leisure activities are easily accessible.
- Hypothesis: Given the significant size and presumed family orientation of Washington House, its location in Rathfarnham suggests a strong appeal to affluent families seeking spacious properties with access to excellent schools and a desirable suburban lifestyle, which could support a higher valuation if the property's interior and finishes match the high expectations of this demographic.
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.