3 Riversdale Avenue, Dublin 6, Terenure, Dublin 6, D06 H5C1
93 homes sold nearby. See what they went for — and what to bid on this one.
€950,000 · 4 Bed · 3 Bath · 167m² · Semi-D
Market Position
Below Typical Sale Prices
At €950,000, 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.
93 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 €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 €47,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €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.
These signals interact — full analysis in report.
€47,500
That's what overbidding by just 5% on a €950,000 home costs you — before interest.
A €19 check before a €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 93 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €950,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
93 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 11.2% 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
93
Transactions Analysed
Within 1.5km
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 · 93 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14a Westbourne Road, Terenure, Dublin 6w, Dublin | 2025-10-31 | 203m² | |
| 10 Wasdale Park, Terenure, Dublin 6, Dublin 6, Dublin | 2025-02-17 | 162m² |
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
Significant BER Upgrade Cost: With an F BER rating, upgrading to a B2 standard could cost approximately €15,000-€20,000, but could potentially increase the property's value by €25,000-€35,000, offering a significant return on investment.
Details
- Above Average Size: This 167.0m² property is substantially larger than the average property size of 144.26m² sold within a 1km radius over the past 180 days.
- Potential Value Optimization: The F BER rating suggests that the property currently has annual energy costs estimated to be €2,500-€3,500 higher than a property with a B2 rating, representing a substantial cost saving opportunity through energy upgrades.
- Hypothesis: The property's large size and 4 bedrooms/3 bathrooms configuration are strong assets, but the low F BER rating represents a significant barrier to entry for cost-conscious buyers and a clear opportunity for value enhancement through targeted energy efficiency upgrades that could unlock a higher market premium and reduce long-term operational costs, potentially adding €25,000-€35,000 in value for an investment of €15,000-€20,000.
Amenities
Prime Transport Hub: The property is well-served by Dublin Bus routes 14, 44, and 65, and is approximately 2.5km from the Luas Green Line at the Ranelagh stop, offering good connectivity.
Details
- Education & Healthcare Access: Proximity to Terenure College (1km), Our Lady's School (1.2km), and Crumlin Hospital (2km) provides excellent educational and healthcare facilities for families.
- Vibrant Local Lifestyle: Numerous cafes such as 147 Deli and restaurants like Camden Kitchen are within a 1km walking distance, complemented by Bushy Park for recreation.
- Hypothesis: The combination of excellent public transport options, including key bus routes, and the close proximity to established schools and vibrant retail/dining hubs in Terenure indicates a high demand driver for families and professionals, suggesting that any future infrastructure developments in the immediate vicinity, such as potential new cycle lanes or improved pedestrian access to the nearest Luas stop, would further solidify its desirability and potential for value growth.
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.