18 Leeson Village, Ranelagh, Dublin 4, D04 Y7P9
45 homes sold nearby. See what they went for — and what to bid on this one.
€895,000 · 2 Bed · 4 Bath · 158m² · Terrace
Market Position
Below Typical Sale Prices
At €895,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
45 closed sales nearby · 14mo 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 €895,000, 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 €44,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €895,000, 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.
€44,750
That's what overbidding by just 5% on a €895,000 home costs you — before interest.
A €19 check before a €895,000 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 45 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
45 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 median of comparable sales, 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.
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 decreased 0.7% 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
45
Transactions Analysed
Within 1.5km
14 months
Data Freshness
Most recent sale age
±17%
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 · 45 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Leeson Park Ave, Dublin 4, Dublin | 2025-02-28 | 124m² | |
| 4 Florence Terrace, Leeson Park Ave, Dublin 6, Dublin 6, Dublin | 2024-12-18 | 118m² |
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 D1 BER rating to a B2 could cost an estimated €10,000-€15,000 and potentially increase the property's value by €18,000-€25,000, offering a strong return on investment.
Space Efficiency: At 158.0m², this 2-bedroom property offers a generous 79m² per bedroom, suggesting ample living space that could be reconfigured or expanded to accommodate more bedrooms if desired.
Value Optimization: The property's current €907,380 estimated value, based on its D1 BER and 2-bedroom configuration, indicates that buyers are paying a premium for the location, but significant value could be unlocked through targeted upgrades.
Hypothesis: Given the 4 bathrooms for only 2 bedrooms, there is a substantial opportunity to reconfigure the internal layout to create a third bedroom, which, combined with BER improvements, could significantly boost market appeal and value, potentially bridging the gap to the higher-priced 'same broad type' sales within 1km.
Amenities
Exceptional Connectivity: The property is served by multiple Dublin Bus routes including the 46A, 63, and 116, with the Luas Green Line at Beechwood or Ranelagh stops within a 10-minute walk, providing excellent public transport access.
Prime Lifestyle Hub: Residents have immediate access to Ranelagh village's vibrant restaurant scene (e.g.,ophenone, Botanical), boutique shops, and supermarkets like SuperValu and Dunnes Stores, all within walking distance.
Walkability & Green Space: Leeson Village offers excellent walkability to amenities and is a short stroll from Belgrave Square and Palmerston Park, providing accessible green spaces for recreation.
Hypothesis: The exceptional walkability score in Ranelagh, combined with direct Luas access to the city centre, means that properties like this, even with a D1 BER, can command a premium by appealing to a demographic prioritizing convenience and lifestyle over energy efficiency, suggesting that a 3-bedroom configuration in this exact village setting could command a significantly higher price point than reflected in the current data.
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.