13 Pembroke Cottages, Donnybrook, Co. Dublin, D04 RH28
55 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 2 Bed · 1 Bath · 75m² · Terrace
Market Position
Below Typical Sale Prices
At €595,000, 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.
55 closed sales nearby · 10mo 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 €595,000, 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 €29,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €595,000, 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.
€29,750
That's what overbidding by just 5% on a €595,000 home costs you — before interest.
A €19 check before a €595,000 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 55 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
55 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 8.1% 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.
Statistical Confidence · High
55
Transactions Analysed
Within 1.5km
10 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 · 55 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Pembroke Cottages, Donnybrook, Dublin 4, Dublin 4, Dublin | 2025-04-14 | 52m² | |
| 45 Pembroke Cottages, Donnybrook, Dublin 4, Dublin 4, Dublin | 2025-04-07 | 76m² |
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 Improvement Opportunity: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, offering a clear return on investment.
Energy Cost Differential: The current D1 BER rating implies annual energy costs of approximately €1,800-€2,200, compared to €800-€1,200 for a comparable B2-rated property, representing annual savings of €1,000.
Compact Footprint: At 75.0m², this 2-bedroom, 1-bathroom terrace house is relatively compact, which may limit its appeal for larger families but could be attractive to couples or individuals seeking a manageable home in a prime location.
Hypothesis: Given the D1 BER, a targeted investment in insulation, double-glazing, and a more efficient heating system (estimated €8,000-€12,000) could not only improve the BER by 3-4 grades but also unlock an additional €15,000-€20,000 in resale value, making it a strategic financial move for a new owner.
Amenities
Exceptional Transport Hub: The property is well-served by Dublin Bus routes 46A, 145, and 155, providing direct access to Dublin city centre and surrounding areas, and is a 15-minute walk to the Luas Green Line at Beechwood stop.
Premier Educational and Healthcare Access: Within walking distance are leading schools like Muckross Park College and Gonzaga College, alongside services from St. Vincent's University Hospital and the Elm Park Dental Clinic.
Vibrant Local Lifestyle: Residents can enjoy the numerous cafes and restaurants on Donnybrook Road, explore Herbert Park just 500m away, and access grocery shopping at Donnybrook Fair.
Hypothesis: The high walkability score, evidenced by the proximity to essential services like Donnybrook Fair (700m) and Herbert Park (500m), combined with direct bus routes and Luas access, creates a strong 'lock-in' effect for residents, leading to higher demand and sustained property values in this specific micro-location.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.