21 Mornington Road, Ranelagh, Dublin 6, D06 EA21
29 homes sold nearby. See what they went for — and what to bid on this one.
€895,000 · 2 Bed · 1 Bath · 131m² · House
Market Position
Below Typical Sale Prices
At €895,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
29 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 €895,000, 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 €44,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €895,000, 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.
€44,750
That's what overbidding by just 5% on a €895,000 home costs you — before interest.
A €19 check before a €895,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
29 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 2.9% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
29
Transactions Analysed
Within 3.0km
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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Anglers Rest, Beaver Row, Donnybrook Dublin 4, Dublin 4, Dublin | 2025-08-27 | 74.3m² | |
| 10 Donnybrook Court, Beaver Row, Donnybrook Dublin 4, Dublin 4, Dublin | 2025-05-09 | — |
Transactions within a 3.0km 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 Cost Impact: An E1 BER rating suggests an annual energy cost of €1,800-€2,200; upgrading to a B2 rating would cost an estimated €8,000-€12,000 but could increase the property's value by €15,000-€20,000.
Size Mismatch: At 131.0m², this property is larger than the average property size of 95.5m² within a 1km radius over the last 180 days, but its 2-bedroom configuration is smaller than the median of 3 bedrooms in the same area.
Optimization Opportunity: The property's E1 BER rating requires significant investment for improvement, with estimated upgrade costs of €8,000-€12,000 to reach a B2 rating, which could unlock substantial value and reduce annual energy expenditure.
Hypothesis: The prevalence of a 100% BER unknown percentage in the market data within 1km, 3km, and 5km radii over the last 180 days, coupled with the E1 rating of this property, indicates a potential market inefficiency where improved energy certifications could command a significant price premium, as buyers may be willing to pay more for verified energy efficiency.
Amenities
Luas Connectivity: The property is well-served by public transport, with the Luas Green Line Ranelagh stop located approximately 750m away, providing direct access to Dublin City Centre.
Local Amenities: Residents have close proximity to a wide range of amenities including boutiques and cafes on Ranelagh Main Street, SuperValu Stillorgan (2km), and the Coombe Women & Infants University Hospital (2.5km).
Educational Hub: The area boasts excellent educational facilities with Ranelagh National School (500m), Gonzaga College (1km), and Sandford Park School (1.2km) all within easy reach.
Hypothesis: The strong public transport links, particularly the Luas Green Line at Ranelagh, combined with the high density of established schools and vibrant retail and dining options in Dublin 6, create a premium location that historically supports higher property values and attracts a consistent demand from affluent families and professionals, suggesting a stable future valuation despite current market fluctuations.
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.