23 Cross Avenue, Blackrock, Co Dublin, A94 TV27
31 homes sold nearby. See what they went for — and what to bid on this one.
€2,500,000 · 5 Bed · 5 Bath · 500m² · Detached
Market Position
Below Typical Sale Prices
At €2,500,000, 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.
31 closed sales nearby · 10mo 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 €2,500,000, 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 €125,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,500,000, 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.
€125,000
That's what overbidding by just 5% on a €2,500,000 home costs you — before interest.
A €19 check before a €2,500,000 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 31 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €2,500,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
31 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1.4% 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
31
Transactions Analysed
Within 1.5km
10 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 · 31 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 Cross Avenue, Blackrock, Co Dublin, Dublin | 2025-12-17 | 500m² | |
| 12 Pinehaven, Cross Avenue, Blackrock, Dublin | 2026-01-05 | 202m² |
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: With a BER Rating of PENDING (Unknown), upgrading from a potential D rating to a B2 could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, offering a clear investment opportunity.
Details
- Generous Size for Area: At 500.0m², this detached property is significantly larger than the average property size of 116.96m² within a 1km radius over the past 180 days, offering substantial living space.
- Configuration Mismatch: While boasting 5 bedrooms and 5 bathrooms, the average within a 1km radius over the last 180 days is 3 bedrooms and 2 bathrooms, indicating this property may cater to a very specific, high-end demand not fully represented in the immediate sales data.
- Hypothesis: The sheer scale and amenity provision (5 beds, 5 baths) of this property, combined with its pending BER, suggest it was designed for a high-net-worth individual or family, and its true market value will be dictated by comparables in a broader, more affluent catchment area than its immediate 1km radius.
Amenities
Exceptional Transport Links: This property is well-served by Dublin Bus routes 46A, 63, and 75, and is within walking distance of Blackrock DART station, offering excellent connectivity to Dublin city centre and surrounding areas.
Details
- Prime Educational Hub: Residents have access to highly-regarded educational institutions including Blackrock College, St. Andrew's College, and Carysfort National School within a short distance.
- Vibrant Lifestyle Amenities: The property is situated close to the bustling shops, restaurants, and cafes of Blackrock village, and offers proximity to the scenic Blackrock Park and coastal walks.
- Hypothesis: The concentration of premium educational facilities and high-end retail/dining within walking distance, combined with superior DART connectivity, suggests that properties in this specific enclave of Blackrock command a premium due to a strong pull factor for affluent families and professionals seeking a high quality of life and convenience.
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.