179 the sweepstakes, ballsbridge, dublin 4, d04 dr62
200 homes sold nearby. See what they went for — and what to bid on this one.
€440,000 · 1 Bed · 1 Bath · 52m² · Apartment
Market Position
Priced Within Local Sold Range
At €440,000, this home is priced within the typical range of 200 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.
200 closed sales nearby · 12mo 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 €440,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €22,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €440,000, 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.
€22,000
That's what overbidding by just 5% on a €440,000 home costs you — before interest.
A €19 check before a €440,000 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 200 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €440,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
200 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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 6.2% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
200
Transactions Analysed
Within 1.5km
12 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 · 200 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 216 Sweepstakes, Ballsbridge, Dublin 4, Dublin 4, Dublin | 2025-03-27 | 46m² | |
| 236 The Sweepstakes, Ballsbridge Park, Ballsbridge Dublin 4, Dublin 4, Dublin | 2025-09-03 | 70m² |
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 Upgrade Opportunity: With a D2 BER rating, upgrading to a B2 BER would typically cost €8,000-€12,000, potentially increasing the property value by €15,000-€20,000 and reducing estimated annual energy costs from €1,800-€2,200 to €800-€1,200.
Details
- Compact Size: At 52m² with 1 bedroom and 1 bathroom, this apartment is significantly more compact than the average property size of 135m² and the median 2 beds/2 baths found in the 1km radius, appealing to specific buyer demographics such as single professionals or investors.
- Niche Appeal: The property's 1-bedroom configuration contrasts with the 2-bedroom median for sales in the 1km radius, and the area's 71% prevalence of houses, positioning it as a distinct offering that caters to a more specialized market segment rather than typical family buyers.
- Hypothesis: Given the high demand for well-located, smaller units in prime Dublin areas, this 1-bedroom apartment's compact size and lower bedroom count compared to the local median might actually increase its price per square meter attractiveness to first-time buyers or investors prioritizing location over expansive living space, especially after a BER upgrade.
Amenities
Exceptional Transport Connectivity: The property boasts excellent connectivity with Lansdowne Road DART Station located approximately 500m away, along with convenient access to key Dublin Bus routes including 4, 7, 7a, and 18 on Merrion Road, facilitating swift commutes to the city centre.
Details
- Prime Lifestyle and Education Access: Residents benefit from close proximity to renowned educational facilities such as St. Michael's College and Ballsbridge College of Further Education, complemented by premier lifestyle amenities like Herbert Park (approx. 400m) and the Aviva Stadium, enhancing community appeal.
- Convenient Local Services: Daily needs are effortlessly met with Merrion Shopping Centre (hosting a Tesco and pharmacy) and the charming Ballsbridge village, offering specific shops like Donnybrook Fair, all within comfortable walking distance, alongside an array of local restaurants and cafes.
- Hypothesis: The ongoing revitalization of Dublin's south city centre, coupled with Ballsbridge's established prestige and robust transport links, will continue to drive up property values for well-located, albeit compact, apartments like this, as urban professionals increasingly seek convenient and amenity-rich living environments.
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.