21 Home Villas, Donnybrook, Dublin 4, D04 F2Y7
42 homes sold nearby. See what they went for — and what to bid on this one.
€685,000 · 2 Bed · 1 Bath · 60m² · Terrace
Market Position
Priced Above Local Sales
At €685,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
42 closed sales nearby · 9mo 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 €685,000, 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 €34,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €685,000, 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.
€34,250
That's what overbidding by just 5% on a €685,000 home costs you — before interest.
A €19 check before a €685,000 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 42 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €685,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
42 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.
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 12.8% 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
42
Transactions Analysed
Within 1.5km
9 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 · 42 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 42 Home Villas, Donnybrook, Dublin 4, Dublin 4, Dublin | 2025-04-29 | 61m² | |
| 38 Home Villas, Donnybrook, Dublin 4, Dublin 4, Dublin | 2025-10-31 | 58m² |
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 Improvement Opportunity: Upgrading from a B2 BER rating to an A2 rating could cost approximately €4,000 - €6,000 and potentially increase the property's value by €7,000 - €10,000, while reducing annual energy costs by €200-€300 compared to its current B2 rating.
Details
- Compact Size: At 60m², this property is 55% smaller than the average property size of 135m² sold within 1km in the last 180 days, potentially offering less space than buyers in this area typically expect.
- Standard Configuration: With 2 bedrooms and 1 bathroom, this configuration is below the median of 3 bedrooms and 2 bathrooms for properties sold within 1km over the last 90 days.
- Hypothesis: The current B2 BER rating, while respectable, offers limited direct cost savings compared to the lower-rated properties sold nearby (where BER was unknown), suggesting that a strategic BER upgrade could not only improve comfort but also provide a competitive edge and a tangible return on investment in this market where BER data was consistently unavailable in sales records.
Amenities
Excellent Transport Hub: Situated near Donnybrook, this property benefits from Dublin Bus routes 46A, 70, and 145 providing direct access to the city center and beyond, with the Luas Green Line at Beechwood stop approximately 1.2km away.
Details
- Prime Educational & Healthcare Access: It is within walking distance to top-tier schools such as Gonzaga College and Muckross Park College, and close to St. Vincent's University Hospital and the Mater Private Hospital.
- Vibrant Local Lifestyle: The area boasts numerous cafes like Avoca and restaurants such as Marco Pierre White Steakhouse, with residents able to enjoy walks in Herbert Park and nearby RDS grounds.
- Hypothesis: The exceptional walkability to a cluster of highly-rated secondary schools and tertiary educational institutions, combined with the proximity to major Dublin Bus corridors and the Luas, suggests that properties in this immediate vicinity (within 500m) are significantly undervalued by the market if they are not already commanding a premium reflecting their desirability for families and professionals prioritizing convenient access to education and employment hubs.
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.