37 Waterloo Road, Ballsbridge, Dublin 4, D04 X727
77 homes sold nearby. See what they went for — and what to bid on this one.
€1,750,000 · 6 Bed · 5 Bath · 244m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €1,750,000, this home is priced within the typical range of 77 recent closed sales nearby. There's room to negotiate — seller leverage is 2.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
77 closed sales nearby · 15mo 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 €1,750,000, 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 €87,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,750,000, 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.
€87,500
That's what overbidding by just 5% on a €1,750,000 home costs you — before interest.
A €19 check before a €1,750,000 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 77 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
77 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the median of comparable sales. 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: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has decreased 1.5% year-on-year, based on the trailing 24-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
77
Transactions Analysed
Within 3.0km
15 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 · 77 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Burlington Rd, Dublin 4, Dublin, Dublin 4, Dublin | 2025-09-12 | 363m² | |
| 7 Pembroke Rd, Dublin 4, Dublin, Dublin 4, Dublin | 2025-12-18 | 354m² |
Transactions within a 3.0km radius and 24-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 Efficiency Investment: An upgrade from a likely lower BER rating (implied by the SI_666 code, often indicating poor performance) to a B2 rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Generous Space Offering: With 244m² and 6 bedrooms, this property offers significantly more space than the typical sale within 1km which had a median sale price of €1,192,500 for similar broad types (likely smaller), presenting a strong value proposition for space.
Value Optimization Potential: While a good size, focusing on upgrading the BER rating from SI_666 (typically D or lower) can yield substantial returns, as energy-efficient homes command a premium and reduce long-term running costs, estimated at €1,000-€1,400 annual savings compared to a D-rated property of this size.
Hypothesis: Given the high density of prime properties within 1km, there's an opportunity for significant value uplift by improving the BER rating from its current SI_666 designation; achieving a B2 or A3 rating could position this property to command a premium of 5-10% over comparable but less energy-efficient homes.
Amenities
Exceptional Transport Hub: The property is well-served by Dublin Bus routes 46A, 145, and 155, and the DART at Lansdowne Road station is a short 700m walk, offering excellent connectivity.
Premier Educational & Healthcare Access: Located near elite schools like St. Michael's College (0.8km) and amenities such as St. Vincent's University Hospital (1.5km), this address offers top-tier services.
Walkable Lifestyle Epicentre: With amenities like Aviva Stadium, Herbert Park (0.9km), and numerous cafes and restaurants along Merrion Road and Ballsbridge village within a 1km radius, daily life is highly convenient and enjoyable.
Hypothesis: The confluence of direct DART access, multiple high-frequency bus routes, and proximity to major sporting and recreational facilities within a 1km radius strongly suggests that Waterloo Road residents experience significantly reduced commuting stress and enhanced quality of life, directly translating to sustained high demand and property value in this exclusive enclave.
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.