13a Strand Road, Dublin 4, Sandymount, Dublin 4, D04 W7R2
6 homes sold nearby. See what they went for — and what to bid on this one.
€1,000,000 · Site
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Market Position
Priced Within Local Sold Range
At €1,000,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 4.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 9mo recency · Low 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 €1,000,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €50,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,000,000, 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.
€50,000
That's what overbidding by just 5% on a €1,000,000 home costs you — before interest.
A €19 check before a €1,000,000 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 6 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,000,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
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Statistical Confidence · Low
6
Transactions Analysed
Within 5.0km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1a Saint Mary's Terrace, Bath Street, Dublin 4, Dublin | 2025-07-18 | — | |
| 54 Woodbine Rd, Blackrock, Dublin, Dublin | 2025-04-10 | — |
Transactions within a 5.0km radius and 36-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 Rating Opportunity: With a BER rating of 'B', this site offers a solid foundation, but potential future development could target an A-rated BER, potentially adding €15,000-€20,000 in value for an estimated €8,000-€12,000 investment in energy efficiency for a future build.
Details
- Configuration Mismatch: While the data lists 2 bedrooms and 2 bathrooms, the property type is 'Site' and the size is 0m², indicating a significant discrepancy that needs clarification, potentially impacting its suitability for immediate development without further planning.
- Development Value: The property's designation as a 'Site' with 0m² size and a B BER rating suggests a prime opportunity for development, with the potential to construct a modern home that could command a significant premium in Sandymount.
- Hypothesis: Given the 0m² size and 'Site' classification, the listed 2 beds/2 baths may refer to existing planning permissions or hypothetical development scenarios, suggesting that the true 'quality' for valuation hinges entirely on the feasibility and scope of future construction, rather than existing structure.
Amenities
Transport Connectivity: This location is exceptionally well-served, with the Sandymount DART station a short walk away, complemented by Dublin Bus routes 1, 1A, 2, 111, 113, 114, 145, 155, 700, and 702 providing extensive connectivity.
Details
- Lifestyle Hub: Residents benefit from immediate proximity to the vibrant culinary scene of Sandymount village, including restaurants like The Old Spot and The Restaurant, alongside essential retail at Tesco and Dunnes Stores, and leisure at the Sandymount Strand.
- Educational Access: The area boasts excellent educational facilities, with top primary schools like Star of the Sea National School and secondary schools such as St. Michael's College within easy walking distance.
- Hypothesis: The combination of DART access, numerous bus routes, and proximity to sought-after schools like St. Michael's College and Strand Road National School positions this Sandymount site as an exceptionally desirable location for families and professionals, suggesting any development here will attract significant demand and potentially command a strong premium due to these entrenched local advantages.
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.