16 Belgrave View, Dublin 6, Ranelagh, Dublin 6, D06 X5N2
69 homes sold nearby. See what they went for — and what to bid on this one.
€725,000 · 2 Bed · 1 Bath · 80m² · Terrace
Market Position
Priced Within Local Sold Range
At €725,000, this home is priced within the typical range of 69 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
69 closed sales nearby · 11mo 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 €725,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €36,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €725,000, 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.
€36,250
That's what overbidding by just 5% on a €725,000 home costs you — before interest.
A €19 check before a €725,000 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 69 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
69 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 0.2% 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.
Statistical Confidence · High
69
Transactions Analysed
Within 1.5km
11 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 · 69 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Annesley Park, Ranelagh, Dublin, Dublin 6, Dublin | 2025-04-15 | 123m² | |
| 9 Beechwood Avenue Lower, Ranelagh, Dublin 6, Dublin 6, Dublin | 2025-10-30 | 124m² |
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 Potential: Upgrading the D1 BER rating to a B2 could cost an estimated €10,000 to €15,000, potentially increasing the property's value by €20,000 to €30,000, representing a sound investment.
Space Efficiency: At 80m² with 2 bedrooms and 1 bathroom, this property offers a functional layout, but the 1:2 bedroom to bathroom ratio is lower than the typical expectation for properties in this price bracket in Dublin 6, potentially impacting buyer appeal.
Value Optimization: Investing in a BER upgrade and potentially a second bathroom could significantly enhance the property's marketability and value, targeting a higher segment of the market with a potential €30,000-€50,000 increase in overall value.
Hypothesis: The current D1 BER rating, while common in older properties, significantly impacts running costs, estimated at €1,800-€2,200 annually compared to €800-€1,200 for a B2-rated property of similar size; a strategic €15,000 investment in insulation, heating, and windows could yield €1,000-€1,400 in annual savings and a projected €20,000-€30,000 value increase, making it a strong proposition for cost-conscious buyers.
Amenities
Transport Connectivity: Residents have access to Dublin Bus routes 14, 15B, 48A, and 49 which serve the local area, providing convenient links to the city centre and surrounding suburbs.
Educational Facilities: The property is situated near highly-regarded schools including Scoil Mhuire Gan Smál (primary, 500m) and Gonzaga College (secondary, 1km), along with Trinity College Dublin within easy commuting distance.
Lifestyle and Retail: Ranelagh village, a short walk away, offers a vibrant mix of cafes (e.g., Morton's), restaurants (e.g., Host), and boutiques, complemented by the Dunnes Stores supermarket and a local pharmacy within 800m.
Hypothesis: The proximity to the Luas Green Line at Ranelagh station (700m), combined with multiple bus routes and a high density of established educational institutions and sought-after retail/dining options, creates a powerful 'amenity premium' that supports higher property values and suggests future resilience to market fluctuations, drawing families and young professionals to the area.
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.