2 Edenvale Road, Dublin 6, Ranelagh, Dublin 6, D06 NA78
15 homes sold nearby. See what they went for — and what to bid on this one.
€1,850,000 · 4 Bed · 3 Bath · 185m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €1,850,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
15 closed sales nearby · 13mo 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 €1,850,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €92,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,850,000, 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.
€92,500
That's what overbidding by just 5% on a €1,850,000 home costs you — before interest.
A €19 check before a €1,850,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. 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.
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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 decreased 11.9% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 39% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€1,850,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
15
Transactions Analysed
Within 1.5km
13 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Edenvale Road, Ranelagh, Dublin 6, Dublin 6, Dublin | 2025-01-30 | 168m² | |
| Apt 1, 39 Oakley Road, Ranelagh, Dublin 6, Dublin | 2025-06-19 | 163m² |
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 Rating Impact: The E1 BER rating suggests significant potential for energy efficiency upgrades, with estimated costs for improvement to a B2 rating ranging from €8,000 to €12,000, which could potentially increase property value by €15,000 to €20,000.
Space Efficiency: With 185m² and 4 bedrooms, the property offers a relatively high sqm per bedroom ratio (46.25m²/bedroom), indicating spacious living accommodation.
Value Optimization Opportunity: Investing in BER improvements from E1 to B2 could reduce annual energy costs from an estimated €1,800-€2,200 to €800-€1,200, representing savings of €1,000 per year and enhancing market appeal.
Hypothesis: The E1 BER rating, while indicating room for improvement, is not a significant deterrent in this prime Dublin 6 location, given that nearby sales data doesn't explicitly stratify by BER for comparison, suggesting that location and property type might outweigh energy efficiency concerns for a portion of the buyer pool at this price point.
Amenities
Transport Connectivity: Located in Ranelagh, this property benefits from excellent connectivity, including the Luas Green Line at Ranelagh and Beechwood stops within a 1km radius, along with numerous Dublin Bus routes such as the 11, 37, 41, and 48A serving the area.
Educational Hub: The vicinity boasts strong educational facilities, with Rathmines College of Further Education, Gonzaga College, and Alexandra College all situated within a 2km radius, alongside numerous primary schools.
Lifestyle and Retail Hub: Ranelagh village offers a vibrant array of amenities including boutique shops, supermarkets like Donnybrook Fair and Dunnes Stores, and a diverse culinary scene with restaurants like Mulberry Garden and Counter Burger, all within walking distance.
Hypothesis: The high concentration of lifestyle amenities, educational institutions, and direct Luas access within a 1km radius, coupled with the property's substantial size, creates a powerful value proposition that justifies a premium, as evidenced by the higher median sale price within 0.5km compared to wider local metrics.
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.