4 Anglesea Road, Ballsbridge, Dublin 4, Ballsbridge, Dublin 4, D04 N2A4
37 homes sold nearby. See what they went for — and what to bid on this one.
€19,500,005 · 5 Bed · 3 Bath · 216m² · Semi-D
Market Position
At the Upper End of Local Sales
At €19,500,005, 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.
37 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 €19,500,005, 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 €975,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €19,500,005, 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.
€975,000
That's what overbidding by just 5% on a €19,500,005 home costs you — before interest.
A €19 check before a €19,500,005 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 37 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
37 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 median of comparable sales. 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.
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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 4.1% 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.
Financial Exposure · 919% 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
€19,500,005
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
37
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 · 37 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 90 Merrion Rd, Dublin 4, Dublin 15, Dublin | 2025-01-08 | 324m² | |
| Glendarragh, 70 Merrion Rd, Ballsbridge Dublin 4, Dublin 4, Dublin | 2025-01-07 | 201m² |
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 Upgrade Potential: A D1 BER indicates significant room for energy efficiency improvements; upgrading to a B2 rating could cost €8,000-€12,000 but potentially increase property value by €15,000-€20,000.
Energy Cost Savings: With a D1 BER, annual energy costs are estimated at €1,800-€2,200, which could be reduced to €800-€1,200 annually if upgraded to a B-rated standard for a property of this 216m² size.
Generous Proportions: At 216m², this 5-bedroom, 3-bathroom semi-detached home is substantially larger than the average 127m² property and median 3-bedroom, 2-bathroom configurations seen within a 1km radius over the past 180 days, offering exceptional space.
Hypothesis: Investing in a comprehensive BER upgrade for a substantial property like this in Ballsbridge would not only attract environmentally conscious high-net-worth buyers but also significantly enhance its long-term market resilience and appeal against newer, more energy-efficient builds.
Amenities
Premier Transport Hub: Enjoy excellent connectivity with Ballsbridge served by numerous Dublin Bus routes (e.g., 4, 7, 7a, 8, 18, 27x, 39x, 46a, 145) for city-wide access, and the Lansdowne Road DART station is within short walking distance for convenient rail commutes.
Exclusive Lifestyle Access: Benefit from immediate proximity to Herbert Park, a major green amenity, and a short stroll to Ballsbridge Village offering high-end retail like Avoca, gourmet food at Donnybrook Fair, and renowned dining experiences such as Roly's Bistro and FX Buckley.
Top-Tier Education & Healthcare: The area boasts prestigious educational institutions including St. Michael's College and The Teresian School, alongside readily available healthcare services with local GP clinics and pharmacies, and Blackrock Clinic within a short drive.
Hypothesis: The enduring desirability of Ballsbridge is not only sustained by its existing top-tier amenities but will be further solidified by future enhancements to public transport infrastructure and continued development of bespoke local services, catering to a sophisticated and discerning demographic.
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.