23 Terenure Park, Co. Dublin, Terenure, Dublin 6W, D6W YC53
29 homes sold nearby. See what they went for — and what to bid on this one.
€1,500,000 · 5 Bed · 4 Bath · 229m² · Terrace
Market Position
Priced Within Local Sold Range
At €1,500,000, this home is priced within the typical range of 29 recent closed sales nearby. There's room to negotiate — seller leverage is 2.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
29 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 €1,500,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €75,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,500,000, 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.
€75,000
That's what overbidding by just 5% on a €1,500,000 home costs you — before interest.
A €19 check before a €1,500,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,500,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
29 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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 decreased 3.5% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
29
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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Eaton Square, Terenure, Dublin 6w, Dublin | 2025-09-24 | 225m² | |
| 18 Eaton Square, Terenure, Dublin 6w, Dublin | 2024-10-24 | 163m² |
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: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, offering a clear return on investment.
Details
- Generous Living Space: With 229.0m² of living space, this property is considerably larger than the average property size of 139.8m² sold within 1km over the last 180 days.
- Configuration Mismatch: While boasting 5 bedrooms and 4 bathrooms, the property's D1 BER rating is a significant detractor compared to a local market where 100% of recent sales within 1km have an unknown BER, suggesting potential buyers are prioritizing energy efficiency.
- Hypothesis: Given the substantial size of this property and its relatively poor BER rating, a strategic investment in energy efficiency upgrades could unlock significant value. The market appears to favour properties that offer both space and modern energy performance, and achieving a B-rated BER could position this property to capture a much higher price point, potentially bridging the gap between its asking price and estimated value.
Amenities
Excellent Transport Connectivity: This property is served by Dublin Bus routes 14, 15B, 17, 49, and 65, and is within walking distance to the Luas Green Line at Beechwood stop (approximately 1.2km).
Details
- Prime Educational Access: Residents have proximity to reputable educational institutions including Terenure College (0.5km), Our Lady's National School (0.7km), and Rathgar National School (1.5km).
- Vibrant Local Lifestyle: The area is rich with lifestyle amenities such as Bushy Park (0.8km), numerous cafes and restaurants along Rathgar Road and Terenure village, and local shopping facilities including Tesco (0.9km) and Lidl (1.1km).
- Hypothesis: The exceptional amenity profile of Terenure Park, particularly its strong transport links and educational facilities, suggests that this location commands a premium. The data showing a high percentage of sales above asking price within a 1km radius, despite longer days on market, indicates that buyers are willing to pay for this convenience and quality of life, making it a resilient area for property investment.
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.