26 The Heron, Thornwood, Booterstown Avenue, Booterstown, Co. Dublin, A94 XT65
58 homes sold nearby. See what they went for — and what to bid on this one.
€415,000 · 1 Bed · 1 Bath · 56m² · Apartment
Market Position
Below Typical Sale Prices
At €415,000, 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.
58 closed sales nearby · 12mo 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 €415,000, 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 €20,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €415,000, 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.
€20,750
That's what overbidding by just 5% on a €415,000 home costs you — before interest.
A €19 check before a €415,000 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 58 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €415,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
58 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 12.3% 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
58
Transactions Analysed
Within 1.5km
12 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 · 58 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 25 The Lapwing, Booterstown Ave, Dublin 18, Dublin | 2025-04-16 | 72m² | |
| Apt 29 Sanderling, Thornwood, Booterstown Avenue, Dublin | 2026-01-19 | 82.6m² |
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 C1 Opportunity: Upgrading the C1 BER rating to a B2 could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a solid return on investment given the average C1 rating in the area.
Details
- Compact Living Efficiency: At 56m², this 1-bedroom apartment is smaller than the 1km 180-day average property size of 122m², but its layout is likely optimized for efficient use of space, appealing to singles or couples.
- Value Optimization Potential: While the BER is a C1, the property's asking price of €415,000 is relatively close to the median sale price of €682,500 within 1km (180 days), suggesting that while quality improvements can add value, its current price reflects its condition.
- Hypothesis: The absence of BER data in the provided raw market metrics (100% BER unknown) suggests a potential market blind spot for energy efficiency valuations within 1km, creating an opportunity for properties with transparent and improved BER ratings to command a premium.
Amenities
Excellent Connectivity: This property is well-served by Dublin Bus routes 46A and 18 (within 500m) and is approximately a 15-minute walk to the DART stations at Booterstown and Blackrock, offering strong commuter links.
Details
- Prime Lifestyle Hub: Residents have easy access to a range of amenities including Avoca Food Market (200m),zens Café (300m), and Merrion Strand beach (800m), along with numerous boutique shops and eateries along Rock Road.
- Educational Proximity: The property is within walking distance of highly-regarded schools such as Booterstown National School (400m), St. Andrew's College (1km), and a short commute to UCD via the 46A bus route.
- Hypothesis: The strong walkability and direct access to major transport routes like the 46A bus, combined with proximity to numerous high-performing schools and the coast, will continue to drive consistent demand and potentially a modest price appreciation for properties in this specific Booterstown Avenue enclave, irrespective 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 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.