21 Eaton Square, Terenure, Terenure, Dublin 6, D6W C526
20 homes sold nearby. See what they went for — and what to bid on this one.
€1,250,000 · 4 Bed · 2 Bath · 170m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €1,250,000, this home is priced within the typical range of 20 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
20 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €1,250,000, 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 €62,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,250,000, 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.
€62,500
That's what overbidding by just 5% on a €1,250,000 home costs you — before interest.
A €19 check before a €1,250,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the median of comparable sales. 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
Statistical Confidence · High
20
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±16%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 36 Eaton Square, Terenure, Dublin 6w, Dublin | 2025-10-03 | 167m² | |
| 44 Terenure Gate, Terenure Road West, Dublin 6w, Dublin | 2025-11-06 | 185m² |
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
Significant BER Upgrade Needed: With an 'F' BER rating, upgrading to a 'B2' could cost approximately €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000, representing a sound investment.
Spacious Family Home: At 170 sqm, this 4-bedroom end-of-terrace property is larger than the average property size of 140 sqm sold within 1km over the last 180 days.
Value Optimization Opportunity: The significant difference between the property's asking price (€1,250,000) and its estimated value (€1,026,580) suggests substantial room for negotiation or investment in upgrades to optimize its market positioning.
Hypothesis: The prevalence of 'BER unknown' properties (100%) across all radii suggests a market where energy efficiency is not yet fully priced in, creating an opportunity for buyers willing to invest in upgrades to achieve a significant future capital uplift.
Amenities
Excellent Connectivity: This location is served by multiple Dublin Bus routes, including the 150 and 17 which provide direct access to the city centre and surrounding areas.
Prime Educational Hub: Proximity to esteemed educational institutions such as Terenure College (secondary school) and St Pius X Infant School (primary school) enhances family appeal.
Abundant Local Services: Residents benefit from a wide array of amenities including Tesco Supermarket, pharmacies, and numerous cafes and restaurants along Terenure Road North, all within a short walk.
Hypothesis: The ongoing development of the proposed park and ride facility at a nearby Luas stop, not yet reflected in current sales data, will significantly boost connectivity and commuting convenience within 3-5 years, thereby increasing property values in this established residential area.
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.