20 St Alban's Park, Sandymount, Dublin 4, Sandymount, Dublin 4, D04 E3W8
34 homes sold nearby. See what they went for — and what to bid on this one.
€1,700,000 · 4 Bed · 3 Bath · 199m² · Semi-D
Market Position
Priced Within Local Sold Range
At €1,700,000, this home is priced within the typical range of 34 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
34 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 €1,700,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €85,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,700,000, 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.
€85,000
That's what overbidding by just 5% on a €1,700,000 home costs you — before interest.
A €19 check before a €1,700,000 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 34 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
34 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.
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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 increased 5.6% 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
34
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 · 34 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 69 Merrion Strand, Strand Rd, Sandymount, Dublin 4, Dublin | 2025-03-28 | 189.7m² | |
| 23 St Albans Park, Ballsbridge, Dublin 4, Dublin 4, Dublin | 2025-10-17 | 142m² |
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 Upgrade Potential: Upgrading the C3 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a clear return on investment.
Spacious Living: At 199m², this property is significantly larger than the average property size of 135m² within a 1km radius, offering ample living space that commands a premium in this location.
Configuration Advantage: With 4 bedrooms and 3 bathrooms, this property aligns with the higher end of market demand, matching the median of 4 beds and 3 baths recorded in sales within a 1km radius over the last 30 days.
Hypothesis: While the current C3 BER offers moderate energy efficiency, a strategic investment in insulation, heating system upgrades, and window replacements to achieve a B1 rating could unlock an additional €25,000-€35,000 in market value, driven by growing buyer preference for energy-efficient homes in Sandymount.
Amenities
Prime Transport Hub: Located in Sandymount, this property is well-served by the DART at Sandymount Station (800m), providing direct access to Dublin city centre and coastal towns, complemented by Dublin Bus routes 7 and 47 nearby.
Educational Excellence: Proximity to highly-regarded schools such as Sandymount School (500m), St. Michael's College (1km), and Muckross Park College (1.5km) significantly enhances family appeal and long-term value.
Vibrant Lifestyle Hub: Residents have easy access to Sandymount Strand for leisure, with numerous cafes like Butler's Cafe (600m), restaurants, and boutiques along Strand Road, fostering a high quality of life.
Hypothesis: The unparalleled walkability to Sandymount village, the DART, and its esteemed educational institutions creates a self-reinforcing value appreciation for properties in this postcode, suggesting that any future infrastructure development or enhancement to local green spaces like Gilford Park will further solidify its status as a premium residential enclave.
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.