22 Leeson Park, Ranelagh, Dublin 6, D06 P2E6
18 homes sold nearby. See what they went for — and what to bid on this one.
€3,450,000 · 5 Bed · 4 Bath · 290m² · Semi-D
Market Position
At the Upper End of Local Sales
At €3,450,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
18 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 €3,450,000, 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 €172,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €3,450,000, 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.
€172,500
That's what overbidding by just 5% on a €3,450,000 home costs you — before interest.
A €19 check before a €3,450,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 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 20% 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
18
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Appian Way, Ranelagh, Dublin City, Dublin 6, Dublin | 2025-11-25 | 285m² | |
| 18 Burlington Rd, Dublin 4, Dublin, Dublin 4, Dublin | 2025-09-12 | 363m² |
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 Rating Impact: With a 'SI_666' BER rating, which is equivalent to an F or G rating, significant investment is needed; upgrading to a B2 BER would likely cost €15,000-€25,000 and could increase property value by €25,000-€40,000, alongside reducing annual energy costs from an estimated €2,500-€3,500 to €1,000-€1,500.
Generous Proportions: The property offers 290.0m² of living space across 5 bedrooms and 4 bathrooms, positioning it as a substantial family home relative to typical Dublin 6 residences.
Value Optimization: Given the poor BER, optimising the property's value hinges on a comprehensive energy upgrade, which would not only reduce running costs but also enhance market appeal and potentially justify a higher price point upon resale.
Hypothesis: The presence of 5 bedrooms and 4 bathrooms in a 290m² property, combined with a poor BER rating, suggests a potential for substantial value uplift through modern renovation and energy efficiency upgrades, transforming it into a premium family residence in a high-demand area.
Amenities
Transport Connectivity: Residents have access to multiple Dublin Bus routes including routes 15, 17, 46A, and 66A within walking distance, providing excellent connectivity to the city center and surrounding areas.
Educational Hub: The area is well-served by esteemed educational institutions such as Gonzaga College (secondary, 600m), Muckross Park College (secondary, 750m), and Sandford Park School (primary/secondary, 800m), along with Ranelagh National School (primary, 500m).
Lifestyle & Retail: Leeson Park is adjacent to the vibrant Ranelagh village, offering a plethora of cafes, restaurants (e.g., The Exchequer, San Lorenzo's), boutiques, and supermarkets like SuperValu Ranelagh (600m), all within easy walking distance.
Hypothesis: The combination of proximity to Ranelagh village amenities, a strong selection of top-tier schools, and efficient public transport links via multiple bus routes suggests that properties on Leeson Park command a significant location premium, contributing to their sustained desirability and value appreciation independent of broader 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.