1A Ardagh Park Road, Blackrock, Co. Dublin
37 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 3 Bed · 3 Bath · 145m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 37 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
37 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Similar homes sold for a median of — know exactly where to anchor your first offer.
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A 5% overshoot on a home at the local median costs €51,593 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€51,593
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 37 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
37 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
No asking price is listed. The chart shows the verified closed sales distribution for 37 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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 1.1% 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
37
Transactions Analysed
Within 1.5km
8 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 · 37 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 67 Carysfort Downs, Blackrock, Co. Dublin, Dublin | 2024-12-18 | 207m² | |
| 10 Carysfort Downs, Blackrock, Dublin, Dublin | 2025-12-17 | 133m² |
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
Exceptional Energy Efficiency: The A2 BER rating suggests annual energy costs of €800-€1,200, potentially saving €1,000-€1,400 annually compared to a D-rated property of similar size.
Details
- Optimized Size & Configuration: The 145m² detached house with 3 bedrooms and 3 bathrooms is well-aligned with market preferences, as the median sold properties in the 1km radius have 4 bedrooms and 2 bathrooms, indicating a slightly different but still desirable configuration.
- Value Optimization Opportunity: While the property has an excellent A2 BER, investing in minor cosmetic upgrades or smart home technology could further enhance its appeal and potentially increase its value by €15,000-€20,000 against a D-rated equivalent costing €8,000-€12,000 to achieve a similar B2 rating.
- Hypothesis: The A2 BER rating, significantly better than the 100% unknown BER ratings in the 1km market data, positions this property for higher capital appreciation as energy efficiency becomes an increasingly critical factor for buyers, potentially commanding a 5-10% premium over properties with lower ratings in the coming years.
Amenities
Prime Transport Hub: This property benefits from excellent connectivity with Dublin Bus routes 46A and 75 serving the immediate area, and Blackrock DART station is within a 15-minute walk.
Details
- Educational Epicenter: Proximity to highly-regarded schools including Blackrock College (Boys, 800m), St. Andrew's College (Co-ed, 1.2km), and the UCD Smurfit Graduate Business School (2km) significantly enhances family appeal.
- Vibrant Local Lifestyle: Residents have easy access to a plethora of amenities including boutiques and supermarkets in Blackrock village, with restaurants like 'Michaels' and cafes such as 'The Butler's Pantry' all within a 1km radius, complemented by the coastal walks at Blackrock Park.
- Hypothesis: The density of high-performing educational institutions and direct DART access to the city centre means that properties like 1A Ardagh Park Road will continue to see sustained demand and value growth, as families and professionals prioritize combined quality of life and commuting efficiency.
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.