4 Woodley Road, Dun Laoghaire, Co. Dublin, A96 R2W5
11 homes sold nearby. See what they went for — and what to bid on this one.
€675,000 · 4 Bed · 1 Bath · 120m² · Terrace
Market Position
Priced Above Local Sales
At €675,000, 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.
11 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 €675,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €33,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €675,000, 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.
€33,750
That's what overbidding by just 5% on a €675,000 home costs you — before interest.
A €19 check before a €675,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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
Statistical Confidence · High
11
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 174 Rochestown Ave, Dun Laoghaire, Dublin, Dublin | 2025-04-07 | 136m² | |
| 4 Johnstown Court, Cabinteely, Dublin 18, Dublin | 2025-05-30 | 110m² |
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 Opportunity: €10k-€15k for B2 Value Boost: Upgrading the E1 BER rating could cost an estimated €10,000-€15,000 to reach a B2, potentially increasing the property's value by €20,000-€25,000 and reducing annual energy costs from an estimated €2,500-€3,000 to €1,000-€1,400.
Size Efficiency: 120m² 4-Bed Configuration: The 120m² size offers a 4-bedroom configuration, which is a strong selling point, particularly for families, but with only 1 bathroom, this could be a significant functional limitation impacting its desirability and value against comparable properties.
Value Optimization Potential: Bathroom Modernisation: With an E1 BER and a single bathroom for four bedrooms, a significant value optimization would be investing in a second bathroom, estimated to cost €8,000-€12,000, which could significantly enhance appeal and potentially add €15,000-€20,000 to the property's market value.
Hypothesis: BER-Driven Price Ceiling: The E1 BER rating, coupled with a single bathroom for four bedrooms, likely places a downward pressure on this property's valuation, capping its potential within the €700,000-€800,000 range for 4-bed terraces in this locale, despite its size. Buyers may be factoring in substantial renovation costs, limiting its immediate upside.
Amenities
Transport Hub Proximity: DART and Bus Access: The property is well-served by public transport, with the DART station in Dún Laoghaire (approx. 1.5km) providing quick access to Dublin City Centre, and Dublin Bus routes 7, 45A, 59, 63, 75, 111 serving the immediate area.
Educational Cluster: Primary and Secondary Schools Nearby: The area boasts excellent educational facilities, including Dún Laoghaire Educate Together National School (approx. 600m), Rathdown School (approx. 1.2km), and CBC Monkstown Park (approx. 2km), catering to a range of age groups.
Lifestyle & Retail Hub: Shopping and Dining within Reach: Residents benefit from the extensive retail and dining options at Dún Laoghaire Shopping Centre (approx. 1.3km), with numerous cafes, restaurants like Hartley's and Oliveto, and local parks such as Dún Laoghaire Pier and Marine Road Park within walking distance.
Hypothesis: Coastal Lifestyle Premium: The consistent demand for properties in Dún Laoghaire, despite slightly higher price points compared to some inland suburbs, is driven by the unique combination of coastal amenities, established infrastructure, and strong community feel. Future property value will likely continue to be influenced by the ongoing €35 million regeneration project of Dún Laoghaire Harbour, enhancing its appeal as a desirable residential location.
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.