23 Shrewsbury Square, Ballsbridge, Dublin 4, D04 C950
93 homes sold nearby. See what they went for — and what to bid on this one.
€825,000 · 2 Bed · 2 Bath · 84m² · Apartment
Market Position
Priced Above Local Sales
At €825,000, 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.
93 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 €825,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €41,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €825,000, 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.
€41,250
That's what overbidding by just 5% on a €825,000 home costs you — before interest.
A €19 check before a €825,000 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 93 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
93 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 8.8% 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
93
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 · 93 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 22 Shrewsbury Sq, Sandymount Ave, Ballsbridge, Dublin 4, Dublin | 2025-04-08 | 79m² | |
| Apt 5 Shrewsbury Square, Ballsbridge, Dublin 4, Dublin | 2025-08-26 | 82m² |
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 Efficiency: With a B3 BER rating, this apartment will have lower annual energy costs compared to properties with lower ratings, potentially saving €600-€1,000 per year against a D-rated property of similar size.
Size Comparison: At 84m², this apartment is smaller than the average property size of 122m² sold within 1km over the past 180 days, suggesting a focus on premium location over expansive living space.
Value Optimization: Upgrading from a B3 to a B1/A BER rating, potentially costing €4,000-€7,000, could enhance its market appeal and marginally increase its resale value by an estimated €8,000-€12,000, capitalizing on increasing demand for high-efficiency homes.
Hypothesis: While the B3 BER is good, the prevalence of even higher BER ratings (A/B) in newer developments within 3km suggests that to maintain its premium, this property might need further energy efficiency upgrades within 5-7 years to align with evolving market expectations for sustainability.
Amenities
Transport Hub: Residents have excellent connectivity via the DART at Sandymount station (1.2km) and multiple Dublin Bus routes including the 7X and 46A within a 500m radius, facilitating direct access to Dublin city centre.
Prime Local Amenities: Within walking distance are high-end retail options on Merrion Row, supermarkets like Donnybrook Fair (1km), and healthcare facilities including the Mater Private Hospital (3km).
Educational Prestige: The property is situated near prestigious institutions such as St. Michael's College (1km), Blackrock College (3km), and Trinity College Dublin (3.5km), enhancing its appeal to families and professionals.
Hypothesis: The continued development of the Ballsbridge area, with planned upgrades to public spaces and potential new retail offerings, will further solidify its status as a prime residential location, driving rental yields and capital appreciation by an additional 5-7% over the next three years compared to less amenity-rich areas.
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.