15 Adelaide Road, South City Centre, Dublin 2, D02 K757
2 homes sold nearby. See what they went for — and what to bid on this one.
€2,500,000 · 14 Bed · 14 Bath · 352m² · Terrace
Market Position
Limited Transaction Data
At €2,500,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 8mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 17% 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
€2,500,000
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 · Low
2
Transactions Analysed
Within 5.0km
8 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Unit 1 60 Pembroke Rd, Ballsbridge, Dublin, Dublin 4, Dublin | 2024-03-20 | 361m² | |
| Apt 1, 3 Lower Ormond Quay, Dublin 1, Dublin 1, Dublin | 2025-10-02 | 485m² |
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 Impact: The BER rating of SI_666 is not specified but implies a potentially low energy efficiency; upgrades from a typical D-rated property (common in older builds) to a B2 rating could cost €8,000-€12,000 and increase property value by €15,000-€20,000.
Spacious Configuration: With 352.0m² and 14 bedrooms/14 bathrooms, the property offers an exceptionally high room count for its size, suggesting a potential for multiple unit conversion or very large shared living, which is unusual for a terrace house.
Value Optimization: The 14 bedrooms and 14 bathrooms suggest a configuration geared towards potential rental income or a large institutional use rather than a single-family dwelling, requiring significant analysis of its highest and best use to optimize value.
Hypothesis: Given the unusual 14-bedroom, 14-bathroom configuration and the potential for low energy efficiency (implied by 'SI_666' BER), a targeted refurbishment focusing on energy upgrades and reconfiguring a portion of the rooms into self-contained units or high-demand short-term rentals could unlock significant value beyond a traditional single-family home sale, potentially recouping upgrade costs within 2-3 years based on projected rental yields.
Amenities
Transport Hub Proximity: Located in Dublin 2, the property benefits from proximity to major transport links including numerous Dublin Bus routes (e.g., 7, 46A, 48A), and is within walking distance of the Luas Green Line at St. Stephen's Green stop (approx. 500m), facilitating easy city-wide travel.
Educational Epicenter: The area is exceptionally well-served by educational institutions, including Trinity College Dublin (approx. 1km), NCAD (approx. 500m), and numerous primary and secondary schools like St. Mary's College (approx. 800m), enhancing its appeal for students and families.
Urban Lifestyle Core: Residents have immediate access to a plethora of amenities including Grafton Street for high-end retail (approx. 700m), Stephen's Green Shopping Centre, diverse dining options on Camden Street, and Stephen's Green park (approx. 600m) for recreation.
Hypothesis: The prime location of 15 Adelaide Road, surrounded by world-class educational institutions, premium retail, and excellent public transport (Luas, multiple bus routes), positions it not just as a residential property but as a strategic asset for a high-yield investment, such as student accommodation or a boutique hotel, capitalizing on the consistent demand driven by its exceptional connectivity and amenity-rich environment.
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.