17 Lower Prince Edward Terrace, Carysfort Avenue, Blackrock, Co Dublin, A94 K6R9
13 homes sold nearby. See what they went for — and what to bid on this one.
€3,150,000 · 6 Bed · 4 Bath · 372m² · Terrace
Market Position
At the Upper End of Local Sales
At €3,150,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
13 closed sales nearby · 8mo 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 €3,150,000, 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 €157,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €3,150,000, 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.
€157,500
That's what overbidding by just 5% on a €3,150,000 home costs you — before interest.
A €19 check before a €3,150,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €3,150,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
13
Transactions Analysed
Within 3.0km
8 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Proby Square, Blackrock, Co Dublin, Dublin | 2025-09-19 | 280m² | |
| 36 Carysfort Avenue, Blackrock, Co Dublin, Dublin | 2024-12-06 | 183m² |
Transactions within a 3.0km 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 Upgrade Potential: With a SI_666 BER rating (equivalent to a very poor rating), upgrading to a B2 could cost an estimated €30,000-€45,000 for a property of this size, potentially increasing its value by €40,000-€60,000 and significantly reducing annual energy costs.
Details
- High Energy Costs: This property's poor BER rating suggests annual energy costs could be in the region of €7,000-€9,000, compared to an estimated €2,500-€3,500 for a B-rated property of similar size in the area, representing an annual saving of over €4,000.
- Generous Proportions: The 372sqm size offers substantial living space across 6 bedrooms and 4 bathrooms, which is significantly larger than typical terrace properties in the vicinity, potentially appealing to a niche market seeking extensive family accommodation.
- Hypothesis: The substantial size and number of rooms, combined with the poor BER, suggest this property may require significant investment in modernization and energy efficiency to unlock its full market potential and compete with contemporary high-spec homes in Blackrock.
Amenities
Excellent Transport Hub: This property is well-served by transport, with Dublin Bus routes 75, 118, and 175 passing nearby, and the DART stations of Blackrock and Seapoint within a 15-20 minute walk, providing easy access to Dublin city centre.
Details
- Premier Schooling Access: The location boasts proximity to highly-regarded educational institutions, including Carysfort National School (200m), Blackrock College (500m), and Loreto Foxrock (1km), alongside UCD being a short bus or cycle ride away.
- Vibrant Local Retail: Residents have convenient access to Blackrock village, featuring a diverse range of shops, boutiques, supermarkets like SuperValu and Marks & Spencer, and popular dining options such as Michelin-starred Liath and a wide array of cafes.
- Hypothesis: The exceptionally strong educational and lifestyle amenities of Blackrock, combined with its coastal setting and robust transport links, create a highly resilient premium for properties that offer substantial size and potential for modernization, cushioning against broader market fluctuations.
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.