270 Merrion Road, Ballsbridge, Dublin 4, D04 F968
11 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 4 Bed · 3 Bath · 180m² · House
Market Position
Below Typical Sale Prices
At €975,000, 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.
11 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 €975,000, 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 €48,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €975,000, 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.
€48,750
That's what overbidding by just 5% on a €975,000 home costs you — before interest.
A €19 check before a €975,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
11
Transactions Analysed
Within 3.0km
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Keegans Cottages, Merrion Rd, Dublin 4, Dublin 4, Dublin | 2025-06-06 | 62m² | |
| 61 Shrewsbury, Ballsbridge, Dublin 4, Dublin 4, Dublin | 2025-12-03 | 110m² |
Transactions within a 3.0km 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 Potential: A C3 BER rating suggests potential for value enhancement. Upgrading to a B2 rating could cost approximately €10,000-€15,000 and may increase the property's value by €18,000-€25,000, representing a positive return on investment.
Energy Savings: With a C3 BER rating, annual energy costs are estimated to be between €1,600-€2,000, compared to €900-€1,300 for similar-sized A-rated properties, offering a potential annual saving of €700-€1,000.
Space Efficiency: At 180m² with 4 bedrooms and 3 bathrooms, the property offers a good size for its type, with a 2.25 bedroom-per-100m² ratio, which is generally appealing in desirable areas.
Hypothesis: The C3 BER rating, while not poor, represents a significant opportunity for a new owner to invest in energy efficiency improvements, potentially unlocking a higher market valuation and further reducing ongoing operational costs, especially given the premium location where such upgrades are highly valued.
Amenities
Transport Hub: Direct access to Dublin Bus routes 7, 47, and 118, with Booterstown DART station just 800m away, providing excellent connectivity across Dublin.
Educational Cluster: Situated near prominent educational institutions including St. Michael's College (700m), Blackrock College (2km), and University College Dublin (UCD) (2.5km), enhancing family appeal.
Premium Lifestyle Access: Within walking distance to Merrion Park (400m), and a short distance to local cafes like Butler's Chocolate Cafe (600m) and the Merrion Shopping Centre (1km) for daily needs.
Hypothesis: The concentration of high-performing secondary schools and proximity to UCD within a tight radius, combined with the premium DART and bus connectivity, positions this area as a prime location for both families seeking quality education and professionals requiring efficient commuting, creating sustained demand and price resilience.
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.