2 Thornhill Oaks, Mount Merrion, Blackrock, Dublin, A94 X2H2
59 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 2 Bed · 2 Bath · 88m² · Apartment
Market Position
At the Upper End of Local Sales
At €695,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
59 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 €695,000, 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 €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 59 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
59 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.
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 increased 7.9% 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
59
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 · 59 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt.28 - Thornhill Oaks, Cherry Garth - Mount Merrion, Blackrock, Dublin | 2025-07-18 | 126m² | |
| 10 Beaufield Manor, Stillorgan, Dublin, Dublin | 2025-08-07 | 75.3m² |
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
Excellent Energy Efficiency: With an A2 BER rating, this property's annual energy costs are estimated to be €800-€1,200, significantly lower than the €1,800-€2,200 expected for a D-rated property of this size.
Space Optimisation: At 88.0m² with 2 bedrooms and 2 bathrooms, this apartment offers a comfortable living space, aligning well with the typical configuration for modern apartments in desirable Dublin locations.
Value Retention Opportunity: Investing €8,000-€12,000 to upgrade a hypothetical D-rated property in this area to a B2 could yield a €15,000-€20,000 increase in property value, highlighting the investment potential of high BER ratings.
Hypothesis: The A2 BER rating, while excellent, could be further optimized by considering passive house principles for ventilation and airtightness, potentially saving an additional €200-€400 annually on energy costs and adding €5,000-€8,000 in long-term value, leveraging the property's inherent quality.
Amenities
Exceptional Transport Links: The property is well-served by Dublin Bus routes 7, 11, and 32, with direct access to the city centre and surrounding suburbs, and is within proximity to the DART at Blackrock station.
Premier Educational Hub: The location boasts proximity to top-tier schools including Mount Anville Secondary School, Blackrock College, and Scoil San Treasa, a significant draw for families.
Vibrant Local Lifestyle: Residents have easy access to a plethora of cafes, restaurants, and boutiques in Blackrock village, alongside recreational spaces like Mount Merrion Community Centre and Deer Park.
Hypothesis: The strong appeal of Mount Merrion, driven by its established reputation, excellent schools like Blackrock College, and proximity to coastal amenities, creates a 'flight to quality' effect, suggesting that properties with modern features like an A2 BER and two bathrooms will continue to command a premium, outpacing generic Dublin apartment growth by 5-10% annually.
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.