28 The Hutchins, Lansdowne Place, Ballsbridge, Dublin 4, D04 W4A8
250 homes sold nearby. See what they went for — and what to bid on this one.
€4,950,000 · 2 Bed · 2 Bath · 183m² · Apartment
Market Position
At the Upper End of Local Sales
At €4,950,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
250 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 €4,950,000, 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 €247,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €4,950,000, 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.
€247,500
That's what overbidding by just 5% on a €4,950,000 home costs you — before interest.
A €19 check before a €4,950,000 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 250 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €4,950,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
250 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 size-adjusted median. 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.
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 5.3% 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.
Financial Exposure · 291% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€4,950,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
250
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 · 250 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 33 - The Nicholson, Lansdowne Pl.ace, Ballsbridge, Dublin 4, Dublin | 2026-01-23 | 85m² | |
| 31 The Barrington, Block 6b Level 1, Lansdowne Place, Dublin 4, Dublin | 2024-12-19 | 95m² |
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
Exceptional Energy Efficiency: With an A2 BER rating, this property offers top-tier energy efficiency, leading to estimated annual energy costs of €800-€1,200, significantly lower than the €1,800-€2,200 typically associated with D-rated properties of similar size, saving buyers €1,000-€1,400 annually.
Details
- Generous Proportions: At 183 square meters, this 2-bedroom, 2-bathroom apartment is notably larger than the average 113 square meter property sold within a 1km radius over the past 180 days, offering expansive living space compared to typical local residences.
- Luxurious Layout: Despite local median sales predominantly being 2-bed/2-bath or even 4-bed properties in recent 30-day data within 1km, this property's 2-bedroom configuration within its 183m² footprint suggests a highly spacious and premium layout, emphasizing luxury and comfort over bedroom count.
- Hypothesis: The property's combination of an exceptional A2 BER and expansive 183m² size for a 2-bedroom apartment suggests it targets a discerning buyer seeking high-end, low-maintenance living, potentially leading to a quicker sale once the asking price aligns more closely with the market's upper echelons, considering the average 216 days on market for similar-sized properties in the last 30 days within 1km.
Amenities
Unrivalled Connectivity: The property boasts exceptional transport links, being within a short walk of Lansdowne Road DART Station, providing direct rail access across Dublin, complemented by numerous Dublin Bus routes (e.g., 4, 7, 7a, 18, 155) serving the area from Pembroke Road.
Details
- Prestigious Lifestyle Hub: Located in the heart of Ballsbridge, residents have immediate access to world-class amenities including Herbert Park (100m) for recreation, the Aviva Stadium for events, and a vibrant selection of high-end restaurants and cafes like Roly's Bistro and The Butlers Pantry in Ballsbridge Village (400m).
- Premium Local Services: The area offers strong family and daily living infrastructure, with esteemed educational facilities such as St. Michael's College (300m) and local primary schools nearby, complemented by convenient access to St. Vincent's University Hospital (2km) and various pharmacies and upscale supermarkets like Donnybrook Fair.
- Hypothesis: The unparalleled access to a concentration of high-quality amenities, including green spaces, cultural venues like the RDS, and top schools, creates a 'lifestyle premium' effect, driving demand and justifying a higher value for properties that are appropriately priced, despite the current listing's significant deviation from local sale metrics.
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.