178 Rochestown Avenue, Dun Laoghaire, Co Dublin, A96 PW81
48 homes sold nearby. See what they went for — and what to bid on this one.
€925,000 · 4 Bed · 2 Bath · 160m² · Detached
Market Position
Priced Within Local Sold Range
At €925,000, this home is priced within the typical range of 48 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
48 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 €925,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €46,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €925,000, 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.
€46,250
That's what overbidding by just 5% on a €925,000 home costs you — before interest.
A €19 check before a €925,000 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 48 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €925,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
48 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1.2% 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
48
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±10%
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 · 48 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Drumkeen Manor, Rochestown Ave, Dun Laoghaire, Dublin | 2024-12-09 | 176m² | |
| 63a Beechwood Lawn, Rochestown Ave, Dun Laoghaire, Dublin | 2025-03-19 | 182.5m² |
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 Opportunity: Upgrading the C2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by €1,000-€1,400 compared to a D-rated property.
Details
- Generous Space: At 160m², this property offers 48m² more space than the average property size of 112.75m² within a 1km radius over 180 days, providing significant room for buyers.
- Configuration Mismatch: While having 4 bedrooms is positive, the 2 bathrooms are below the median of 2.0 in the 1km radius over 180 days for houses, suggesting a potential need for an additional bathroom to meet buyer expectations for a 4-bedroom home.
- Hypothesis: The consistent 100% BER unknown percentage across all analysed radii (1km, 3km, 5km) over the last 180 days indicates a market where BER information might not be a primary driver for listings but is likely becoming increasingly important for buyer decision-making, offering a value-add opportunity for properties with improved ratings.
Amenities
Excellent Connectivity: The property is well-served by Dublin Bus routes 46A, 75, and 118, with the DART stations of Dún Laoghaire and Glenageary approximately a 20-minute walk away, offering strong public transport options.
Details
- Family and Education Hub: Located within proximity to prominent schools such as Rathdown School (0.7km), St. Joseph of Cluny Secondary School (1.1km), and Holy Child Killiney (1.4km), along with Holy Child Community Centre (0.9km).
- Retail and Leisure Access: Residents have convenient access to shopping facilities including Cornelscourt Shopping Centre (2.5km) and a variety of cafes and restaurants in Dún Laoghaire town centre (1.5km), along with the scenic Dún Laoghaire Harbour.
- Hypothesis: The increasing demand for properties with a higher number of bedrooms (median beds is 4.0 within 1km) combined with the presence of excellent educational facilities suggests that this area is becoming increasingly attractive to families, potentially driving further demand and property value appreciation in the medium to long term.
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.