4 Donnybrook Manor, Donnybrook, Dublin 4, D04 R7N8
8 homes sold nearby. See what they went for — and what to bid on this one.
€725,000 · 3 Bed · 2 Bath · 78m² · House
Market Position
Priced Above Local Sales
At €725,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
8 closed sales nearby · 11mo recency · Moderate 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 €725,000, 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 €36,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €725,000, 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.
€36,250
That's what overbidding by just 5% on a €725,000 home costs you — before interest.
A €19 check before a €725,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
8
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 84 Eglinton Rd, Donnybrook, Dublin 4, Dublin 4, Dublin | 2025-07-28 | 290m² | |
| 14 Anglers Rest, Beaver Row, Donnybrook Dublin 4, Dublin 4, Dublin | 2025-08-27 | 74.3m² |
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 C3 Impact: With a C3 BER rating, upgrading to a B2 could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, optimising future resale value.
Efficient Footprint: At 78.0m², the property offers 3 bedrooms and 2 bathrooms, a practical configuration for its size, though potentially smaller than some of the higher-priced sales within 1km.
Value Optimization: While the C3 BER rating is decent, investing in insulation and a modern heating system could reduce annual energy costs, which are currently higher than A or B rated properties, representing an optimisation opportunity for future buyers.
Hypothesis: The C3 BER rating, while not the highest, positions this property advantageously for energy efficiency grants and incentives, suggesting that targeted retrofitting could yield a disproportionately high return on investment in terms of both value and operational cost savings.
Amenities
Excellent Connectivity: Located in Donnybrook, D4, this property is well-served by Dublin Bus routes 46A, 145, and 155, providing direct access to the city centre and surrounding areas.
Educational Hub: Proximity to esteemed educational institutions including Gonzaga College, Muckross Park College, and UCD Michael Smurfit Graduate Business School enhances family appeal and long-term value.
Lifestyle Richness: Residents have convenient access to high-end retail on Donnybrook Main Street, numerous cafes, and the expansive green spaces of Herbert Park and Phoenix Park for recreation.
Hypothesis: The concentration of high-performing secondary schools and proximity to UCD, combined with strong public transport links to the city centre, will continue to drive demand and premium pricing for properties like this in Donnybrook, especially from families and professionals valuing educational and career opportunities.
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.