1 Keegan's Cottage, Merrion Road, Dublin 4, D04 A6W6
8 homes sold nearby. See what they went for — and what to bid on this one.
€715,000 · 2 Bed · 1 Bath · 72m² · Bungalow
Market Position
Priced Within Local Sold Range
At €715,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 6mo 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 €715,000, 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 €35,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €715,000, 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.
€35,750
That's what overbidding by just 5% on a €715,000 home costs you — before interest.
A €19 check before a €715,000 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 8 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €715,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 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
Statistical Confidence · High
8
Transactions Analysed
Within 1.5km
6 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.
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Estate Avenue, Merrion Rd, Dublin 4, Dublin 4, Dublin | 2025-12-18 | 70m² | |
| 3 Merrion View Ave, Dublin 4, Dublin, Dublin 4, Dublin | 2025-01-09 | 101m² |
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 B1 Efficiency: The B1 BER rating indicates good energy efficiency, likely resulting in annual energy costs between €1,000 - €1,400, compared to €1,800 - €2,200 for a D-rated property of similar size.
Details
- Compact Living Space: At 72m², this bungalow is smaller than the average property size of 173.75m² sold within 1km over the last 180 days, potentially offering less spacious accommodation than typical local sales.
- Value Optimization Opportunity: While BER B1 is good, further upgrades to an A-rated status, potentially costing €8,000-€12,000, could increase property value by an estimated €15,000-€20,000 and further reduce running costs.
- Hypothesis: The bungalow format, while desirable for some, may present a valuation challenge compared to larger, more modern house types prevalent in Dublin 4 sales data, suggesting a premium might be attached to its unique typology rather than its size.
Amenities
Excellent Transport Links: Located on Merrion Road, this property is well-served by Dublin Bus routes 4, 7, and 46A, providing direct access to the city centre and surrounding areas, with the Sandymount DART station approximately a 15-minute walk away.
Details
- Prime Educational Access: Close proximity to top-tier educational institutions including St. Michael's College (600m), Blackrock College (2.5km), and University College Dublin (UCD) (1.8km), making it highly attractive for families.
- Vibrant Lifestyle Hub: Within walking distance to Merrion Square Park (1.2km) for recreation, and a short drive to shops and restaurants in Ballsbridge and Donnybrook, offering a high quality of life.
- Hypothesis: The strategic location on Merrion Road, a prestigious Dublin 4 artery, combined with access to leading schools and amenities, creates a strong intrinsic value that can support a higher price point, even if the property itself is smaller than average comparable sales.
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.