109 Leeson Street Upper, Dublin 4, Dublin 4, D04 F9W3
58 homes sold nearby. See what they went for — and what to bid on this one.
€14,500,003 · 3 Bed · 2 Bath · 192m² · Terrace
Market Position
At the Upper End of Local Sales
At €14,500,003, 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.
58 closed sales nearby · 12mo 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 €14,500,003, 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 €725,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €14,500,003, 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.
€725,000
That's what overbidding by just 5% on a €14,500,003 home costs you — before interest.
A €19 check before a €14,500,003 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 58 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €14,500,003 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
58 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 3% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 793% 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
€14,500,003
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 · High
58
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±19%
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 · 58 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 107 Upper Lesson St, Dublin 4, Dublin, Dublin 4, Dublin | 2025-11-03 | 127m² | |
| 120 Upper Leeson St, Dublin City, Dublin 4, Dublin | 2026-01-26 | 167.2m² |
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 Upgrade Opportunity: With an unknown BER (SI_666), upgrading this 192m² terrace from an assumed D/E rating to a B2 could cost an estimated €15,000-€30,000, potentially increasing its market value by €30,000-€50,000.
Details
- Generous Proportions: At 192m², this terrace is substantially larger than the average property size of 109m² sold within a 1km radius over the last 180 days, offering exceptional living space for a 3-bedroom home.
- Bedroom-to-Bathroom Ratio: The property's 3-bedroom, 2-bathroom configuration aligns well with the 1km median of 2 bathrooms, though it's slightly below the 4-bedroom median seen in recent 30-day sales, suggesting potential for reconfiguring a fourth bedroom.
- Hypothesis: Renovation Premium Potential: Given the property's significant size and the area's high demand for larger, modernised homes, investing in a comprehensive renovation, including a high BER upgrade, could unlock substantial value, allowing it to command a higher price per square metre closer to top-tier new builds in Dublin 4.
Amenities
Premier Connectivity: The property boasts premier connectivity with direct access to Dublin Bus routes like the 11, 46a, and 145 on Leeson Street Upper, and the Luas Green Line at Charlemont (approx 900m walk) offering swift citywide access.
Details
- Rich Lifestyle & Education Hub: Located in a rich lifestyle hub, the property is minutes from prestigious schools like Loreto College St Stephen's Green (1.5km) and UCD (3km), while being surrounded by vibrant dining options on Baggot Street Upper and green spaces like Iveagh Gardens (1km).
- Essential Local Services: Daily conveniences are well-served with Tesco Express and local pharmacies on Baggot Street Upper (500m), gourmet food at Donnybrook Fair (1.5km), and top-tier healthcare facilities like St Vincent's University Hospital (3km) nearby.
- Hypothesis: Premium Lifestyle Appeal: The property's prime location on Leeson Street Upper, coupled with unparalleled access to top-tier educational institutions, diverse culinary experiences, and extensive green spaces, means it will always attract a discerning buyer pool willing to pay for an established, amenity-rich urban lifestyle, regardless of broader market fluctuations.
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.