2 Herbert Avenue, Ballsbridge, Dublin 4, D04 A2A0
26 homes sold nearby. See what they went for — and what to bid on this one.
€2,200,000 · 5 Bed · 2 Bath · 207m² · Semi-D
Market Position
At the Upper End of Local Sales
At €2,200,000, 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.
26 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 €2,200,000, 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 €110,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,200,000, 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.
€110,000
That's what overbidding by just 5% on a €2,200,000 home costs you — before interest.
A €19 check before a €2,200,000 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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €2,200,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
26 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 size-adjusted median. 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 7.8% 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 · 38% 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
€2,200,000
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
26
Transactions Analysed
Within 1.5km
11 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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 155 Merrion Road, Dublin 4, Dublin | 2025-06-27 | 178m² | |
| 53 St Albans Park, Ballsbridge, Dublin 4, Dublin 4, Dublin | 2024-12-11 | 154m² |
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: With an 'A' BER rating, this property offers superior energy performance, with estimated annual energy costs of €800-€1,200, a significant saving compared to €1,800-€2,200 for D-rated properties of similar size.
Details
- Generous Proportions: Spanning 207m², this semi-detached house is categorized as '2X Very Large', notably exceeding the average property size of 175m² within a 1km radius over the past 180 days, providing expansive living spaces.
- Ideal Family Configuration: Boasting 5 bedrooms and 2 bathrooms, this home is more spacious than the median 3-bedroom, 2-bathroom properties sold in the 1km radius over the last 180 days, making it highly attractive for larger families.
- Hypothesis: The property's 'A' BER rating, combined with its substantial size and optimal bedroom count, positions it as a rare commodity in Ballsbridge, likely commanding a higher premium due to its modern efficiencies and family-friendly scale in a market where older, less efficient homes are more common.
Amenities
Premier Transport Connectivity: The property offers excellent transport links, being within short walking distance of Lansdowne Road DART Station, and served by frequent Dublin Bus routes (e.g., 4, 7, 7a, 8) along Merrion Road, providing direct access to the city centre.
Details
- Elite Lifestyle Access: Located in the heart of Ballsbridge, residents benefit from immediate proximity to Herbert Park, the RDS, and Aviva Stadium, along with a diverse selection of high-end restaurants like Roly's Bistro and cafes.
- Comprehensive Local Services: This area provides exceptional convenience with direct access to top educational institutions such as St. Michael's College and Muckross Park College, and essential healthcare facilities including St. Vincent's University Hospital.
- Hypothesis: Ballsbridge's established reputation for unparalleled amenities, green spaces like Herbert Park, and its strong network of prestigious schools and medical facilities, creates a highly resilient and desirable living environment that will continue to drive demand and sustain premium property values regardless of broader market shifts.
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.