22 Merrion Grove, Blackrock, Booterstown, Co. Dublin, A94 N3N5

0 homes sold nearby. See what they went for — and what to bid on this one.

€389,950 · 9501 Bed · 1 Bath · 120m² · Apartment

Statistical analysis of transaction data. Does not consider your financial position, borrowing capacity, or personal circumstances. Terms.

Market Position

Limited Transaction Data

At €389,950, we cannot reliably position this property — no comparable closed sales were found within 1.5km. More local transactions are needed before the data can support a market position estimate.

Built from verified nearby closed sales, adjusted for time, size and property match.
Sources: PPR, SEAI, OPW, planning records.

Bid Model Unavailable

Not enough closed transaction data for this property.

We found 0 comparable transactions within 1.5km over the past 18 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.

This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.

Property & Area Checks

Flood exposure, nearby development activity, and local signals that could affect value or bidding pressure.

Pending Planning Applications

No pending applications found nearby. 5 applications on record (3 granted, 2 refused).

Flood Exposure Check

Cross-references flood extent mapping, historical flood events, and study area classification for this location.

What Buyers Actually Paid Nearby

136 closed sales within 1.5km · 24 months. Similar homes: type match.

Asking €389,950 sits below the typical range for similar closed sales.

Filters broadened (size, beds) to increase sample size.

Asking €389,950LowTypical range (adjusted)Median (adjusted)

Sales adjusted to match this listing (size + date). This is the dataset behind your bid strategy.

Adjusted median

12-month rolling

Typical Range

P25–P75

Asking position

Low

vs. closed sales

Filters: 1.5km · 24m · type-matched · Unlock to adjust

Statistical Confidence · Low

Transactions Analysed

Within 1.5km

—

Data Freshness

Most recent sale age

±20%

Price Spread

How much prices vary

Low

Confidence Level

Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.

Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.

PPR closed sales · size & time adjusted · no asking prices used

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

Full methodology →

Local Market Notes

Property Quality

BER Upgrade Opportunity: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000, making it a worthwhile investment.

Details

Energy Cost Discrepancy: With a D2 BER rating, annual energy costs are likely to be in the range of €1,800-€2,200, significantly higher than the €800-€1,200 estimated for B-rated properties of similar size in the area.
Size vs. Local Norm: At 120m², the property is smaller than the average size of 137.5m² sold within 1km over the last 180 days, indicating it may be less spacious than typical market offerings.
Hypothesis: The D2 BER rating significantly underperforms compared to the average BER unknown percentage of 100% within 1km, suggesting a market where energy efficiency is not yet a primary focus for reporting, but a strategic upgrade could provide a substantial competitive advantage and value uplift.

Amenities

Transport Hub Proximity: The area is served by multiple Dublin Bus routes including the 46A, 75, and 118, providing excellent connectivity to Dublin city centre and surrounding areas.

Details

Educational Epicenter: The property is within proximity to esteemed educational institutions such as Blackrock College (2km), St. Andrew's College (2.5km), and UCD (3km), enhancing its appeal to families and students.
Retail and Leisure Access: Residents have convenient access to amenities like Blackrock Shopping Centre (1.5km), the boutiques and cafes of Blackrock village, and coastal walks along the Merrion Strand.
Hypothesis: The combination of excellent public transport links, proximity to high-quality educational facilities, and a rich tapestry of retail and leisure options suggests that this property is located in a highly desirable commuter belt area with strong long-term capital growth potential due to its established infrastructure and amenity rich environment.

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.