40A Kerrymount Rise, Foxrock, Co. Dublin, D18 A258
41 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 5 Bed · 6 Bath · 275m² · Detached
Market Position
Below Typical Sale Prices
At €975,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
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 €975,000, 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 €48,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €975,000, 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.
€48,750
That's what overbidding by just 5% on a €975,000 home costs you — before interest.
A €19 check before a €975,000 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 41 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
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 below the median of comparable sales, suggesting favourable entry conditions. 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 4.4% 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.
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 |
|---|---|---|---|
| 2 Cornelscourt Hill Rd, Foxrock, Dublin 18, Dublin 18, Dublin | 2025-08-08 | 200m² | |
| 4 Kerrymount Close, Foxrock, Dublin 18, Dublin 18, Dublin | 2025-09-10 | 211m² |
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 Advantage: With a B2 BER rating, this property is positioned above average, likely resulting in annual energy costs of €1,400-€1,800, compared to €2,200-€2,800 for similar-sized D-rated properties.
Space Efficiency: At 275m² with 5 bedrooms and 6 bathrooms, the property offers a generous 55m² per bedroom, indicating ample living space and a potentially desirable configuration for larger families or those seeking extensive amenities.
Value Enhancement Potential: While the B2 BER is good, achieving an A3 rating through targeted upgrades (e.g., improved insulation, solar panels) could cost approximately €10,000-€15,000 but could potentially increase the property's value by €20,000-€30,000 and further reduce annual energy costs.
Hypothesis: The high number of bathrooms (6) relative to bedrooms (5) suggests a modern design trend prioritizing en-suite facilities, which is a strong selling point in higher-value markets like Foxrock, potentially commanding a premium of up to €50,000 compared to properties with a more traditional bathroom-to-bedroom ratio.
Amenities
Excellent Transport Hub: Proximity to the N11 offers direct access to Dublin City Centre, complemented by Dublin Bus routes 46A, 63, and 114, providing convenient public transport options.
Premier Education Access: Located near highly-regarded schools such as St. Andrew's College (1.5km), Blackrock College (2km), and Loreto Foxrock (1km), catering to diverse educational needs.
Vibrant Local Lifestyle: Within easy reach of Foxrock Village's cafes and boutiques, and a short drive to major shopping centres like Dundrum Town Centre (4km), offering extensive retail and dining experiences.
Hypothesis: The combination of a B2 BER rating and its location in Foxrock, an affluent area known for its strong school catchment and amenities, positions this property to command a price premium of 15-20% over similar-sized properties with comparable BER ratings in less sought-after Dublin suburbs, driven by demand from affluent families prioritizing education and lifestyle.
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.