4 Anglesea Road, Ballsbridge, Dublin 4, Ballsbridge, Dublin 4, D04 N2A4
41 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.
41 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 €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 41 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €19,500,005 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
41 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 7.2% 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.
Financial Exposure · 899% 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
41
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 · 41 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.
Details
- 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.
Details
- 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 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.