26 The Heron, Thornwood, Booterstown Avenue, Booterstown, Co. Dublin, A94 XT65
53 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.
53 closed sales nearby · 13mo 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 53 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
53 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 median of comparable sales, 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.
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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 12.1% 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
53
Transactions Analysed
Within 1.5km
13 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 · 53 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.
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.
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 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.