47 Morehampton Road, Dublin 4, Donnybrook, Dublin 4, D04 C7X9
52 homes sold nearby. See what they went for — and what to bid on this one.
€1,750,000 · 4 Bed · 3 Bath · 194m² · Terrace
Market Position
Priced Within Local Sold Range
At €1,750,000, this home is priced within the typical range of 52 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
52 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 €1,750,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €87,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,750,000, 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.
€87,500
That's what overbidding by just 5% on a €1,750,000 home costs you — before interest.
A €25 check before a €1,750,000 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 52 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
52 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 6.1% 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
52
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 · 52 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Morehampton Terrace, Donnybrook, Dublin 4, Dublin 4, Dublin | 2025-01-10 | 134m² | |
| 34 Morehampton Terrace, Donnybrook, Dublin 4, Dublin 4, Dublin | 2025-07-21 | 150m² |
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 Rating Impact: The SI_666 BER rating suggests potential for energy efficiency upgrades; investing €8,000-€12,000 to reach a B2 rating could increase property value by €15,000-€20,000, transforming annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Spacious Living: At 194m², the property offers substantial living space, outperforming the typical property size in areas with a 1km median sale price of €815,000, indicating good value for its generous proportions.
Value Optimization Opportunity: While the BER rating is not ideal, the property's size and desirable location present a strong case for value optimization through targeted energy efficiency improvements, potentially recouping upgrade costs through increased market appeal and reduced running expenses.
Hypothesis: Given the premium pricing in D04C7X9, a strategic investment in BER upgrades from SI_666 to A2 would not only reduce annual energy costs by an estimated €1,000-€1,400 but could also unlock an additional 5-8% in resale value due to increasing buyer demand for sustainable and cost-efficient homes in prime Dublin locations.
Amenities
Exceptional Connectivity: The property is served by Dublin Bus routes 46A, 11, and 7/7A, with the Luas Green Line at Beechwood stop a walkable distance, offering direct links across the city.
Prime Educational Hub: Located within proximity to esteemed institutions such as Gonzaga College, Muckross Park College, and University College Dublin (UCD), alongside local schools like Ranelagh Multi-Denominational School.
Vibrant Lifestyle & Healthcare: Residents benefit from immediate access to Donnybrook village's array of cafes, restaurants, and boutiques, with nearby parks like Herbert Park and excellent healthcare access via the Beacon Hospital and Holles Street Hospital.
Hypothesis: The unparalleled walkability within Donnybrook, with access to numerous cafes, parks like Elm Park, and the River Dodder, combined with direct public transport links to key employment and educational centres, positions this property as a highly attractive prospect for dual-income professional households and families seeking a premium urban lifestyle, underpinning its strong market value.
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.