45 Adelaide, Strand Road, Sandymount, Dublin 4, D04 V9P5
10 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 2 Bed · 1 Bath · 88m² · Townhouse
Market Position
Priced Within Local Sold Range
At €695,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 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 €695,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below 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
10
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±12%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 45 Adelaide, Strand Rd, Sandymount Dublin 4, Dublin 4, Dublin | 2025-12-15 | 88m² | |
| 51 Radcliffe Hall, St Johns Rd, Sandymount Dublin 4, Dublin 4, Dublin | 2025-07-03 | 93m² |
Transactions within a 3.0km 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 C2 Efficiency: The C2 BER rating suggests moderate energy efficiency; upgrading to a B2 could cost €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs by an estimated €500-€900 compared to its current rating.
Compact Footprint: At 88.0m², this townhouse is smaller than the average property size of 125.6m² within a 1km radius over the last 180 days, indicating efficient use of space within its plot.
Value Optimization: The asking price of €695,000 for a 2-bedroom, 1-bathroom townhouse with 88.0m² falls within a range where strategic BER improvements could yield a positive return on investment, particularly given that 100% of properties in the 1km radius have unknown BER ratings over the last 180 days.
Hypothesis: Given that the median number of bathrooms within a 1km radius over the last 180 days is 2.0, while this property only has 1.0, there is a clear opportunity for a renovation to add a second bathroom, which could significantly enhance its market appeal and value, potentially adding €25,000-€40,000 to its valuation.
Amenities
Transport Hub: This property is well-connected with Dublin Bus routes 7, 8, 45A, 111, and 184 serving Strand Road, and is a short distance to the DART at Sandymount station, providing excellent commuter access.
Local Amenities: Residents benefit from proximity to Sandymount Village's array of cafes, restaurants, and boutiques, alongside major supermarkets like Tesco in Merrion Shopping Centre (1.5km) and Lidl (1.2km).
Educational & Healthcare Access: Nearby educational facilities include St. Andrew's College and Molyneux House, while St. Vincent's University Hospital is accessible within a 3km radius.
Hypothesis: The strong walkability score for Sandymount, evidenced by its proximity to coastal walks along Dublin Bay and the village centre, combined with direct bus routes like the 7 and 8 to the city centre, creates a premium lifestyle appeal that likely contributes an additional 5-10% to property values compared to similar-sized homes in less amenity-rich areas within Dublin.
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.