12 Northbrook Road,, Ranelagh,, Dublin 6,, D06 E8W5
10 homes sold nearby. See what they went for — and what to bid on this one.
€1,950,000 · 5 Bed · 1 Bath · 275m² · House
Market Position
Below Typical Sale Prices
At €1,950,000, 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.
10 closed sales nearby · 7mo 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 €1,950,000, 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 €97,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,950,000, 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.
€97,500
That's what overbidding by just 5% on a €1,950,000 home costs you — before interest.
A €19 check before a €1,950,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,950,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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
10
Transactions Analysed
Within 1.5km
7 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Charlemont Mall, Portobello, Dublin 2, Dublin 2, Dublin | 2025-05-07 | 121m² | |
| 33 Leeson Park Ave, The Appian Way, Dublin 6, Dublin 6, Dublin | 2025-08-22 | 182m² |
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 Improvement Potential: With a 'SI_666' BER rating (likely poor), upgrading to a B2 rating could cost an estimated €8,000-€12,000 but could increase the property's value by €15,000-€20,000, representing a clear investment opportunity.
Details
- Size Advantage: At 275.0m², this property is significantly larger than the average property size of 103.2m² within 1km over 180 days, offering substantial living space.
- Configuration Mismatch: The property has only 1 bathroom for 5 bedrooms, which is a significant deficit compared to the median of 2 bathrooms within 1km over the last 180 days, potentially impacting desirability and value.
- Hypothesis: The disparity in bathroom count relative to the number of bedrooms (1 bath for 5 beds) is a notable deficiency for a property of this calibre and price point. Addressing this by adding at least two more bathrooms could significantly enhance its market appeal and command a higher price, potentially adding €30,000-€50,000 in value per additional en-suite or well-appointed bathroom.
Amenities
Excellent Transport Links: The property is well-served by Dublin Bus routes 18, 47, 49, and 54A, and is within a short walk of the Luas Green Line at Ranelagh station (approx. 500m), facilitating easy commuting.
Details
- Prime Educational Catchment: Located within proximity to excellent schools such as Gonzaga College (1km), Sandford Park School (1.2km), and Ranelagh National School (600m), making it attractive for families.
- Vibrant Local Lifestyle: Ranelagh village, a short walk away, offers a wide array of amenities including artisan shops, numerous cafes like The Pepper Pot and Morton's, and popular restaurants such asophenone and Hatch & Sons.
- Hypothesis: The consistent demand and premium pricing in Ranelagh, driven by its village atmosphere, excellent amenities, and proximity to the city centre, are likely to be sustained and potentially amplified by any future enhancements to public transport infrastructure or the development of new community facilities in the immediate vicinity.
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.