16 Morehampton Lane, Donnybrook, Dublin 4, D04 W0V5
16 homes sold nearby. See what they went for — and what to bid on this one.
€1,350,000 · 3 Bed · 3 Bath · 146m² · Detached
Market Position
Priced Within Local Sold Range
At €1,350,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 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 €1,350,000, 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 €67,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,350,000, 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.
€67,500
That's what overbidding by just 5% on a €1,350,000 home costs you — before interest.
A €19 check before a €1,350,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
16
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±18%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Morehampton Lane, Donnybrook, Dublin 4, Dublin 4, Dublin | 2025-11-26 | 180m² | |
| 37 Wellington Lane, Ballsbridge, Dublin 4, Dublin 4, Dublin | 2025-12-09 | 132m² |
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 Rating Impact: With a C1 BER rating, annual energy costs are estimated to be €1,400-€1,800, compared to €800-€1,200 for a B-rated property of similar size, representing a potential annual saving of €400-€600 by improving the rating.
Size Efficiency: The 146m² detached house with 3 bedrooms and 3 bathrooms offers a good ratio of living space to bedrooms for the area, potentially appealing to families or those seeking ample accommodation.
Upgrade Potential Value: Investing in energy efficiency upgrades from a C1 to a B2 rating (estimated €8,000-€12,000) could enhance the property's market appeal and potentially increase its value by €15,000-€20,000 based on local trends for energy-efficient homes.
Hypothesis: The C1 BER rating, while not poor, represents a missed opportunity for significant value enhancement. Investing in targeted upgrades to achieve a B2 or higher rating could not only reduce immediate running costs by an estimated €400-€600 annually but also position the property more competitively against newer or more energy-efficient homes, potentially yielding a 2:1 return on investment within 3-5 years.
Amenities
Transport Connectivity: Excellent access to public transport with Dublin Bus routes 7, 46A, 61, and 118 serving Donnybrook, providing direct links to the city centre and surrounding areas.
Educational Hub: Located within proximity to highly-regarded schools such as Muckross Park College, Gonzaga College, and St. Mary's College, along with University College Dublin (UCD) just a short commute away.
Lifestyle & Retail: Close to local amenities including Donnybrook Fair, Tesco Express, and a variety of cafes and restaurants along Morehampton Road and Baggot Street, offering convenience for daily needs and leisure.
Hypothesis: The exceptional concentration of top-tier educational institutions and premium retail offerings within walking distance, combined with frequent bus services, creates a highly desirable and valuable enclave that supports consistently strong property values, driving demand from families and professionals prioritising location and amenities.
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.