48 Morehampton Road, Donnybrook, Dublin 4, D04 KF64
40 homes sold nearby. See what they went for — and what to bid on this one.
€2,300,000 · 4 Bed · 2 Bath · 275m² · Terrace
Market Position
Priced Within Local Sold Range
At €2,300,000, this home is priced within the typical range of 40 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
40 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 €2,300,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €115,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,300,000, 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.
€115,000
That's what overbidding by just 5% on a €2,300,000 home costs you — before interest.
A €39 check before a €2,300,000 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 40 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
€39 for your strategy on a €2,300,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
40 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.
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 decreased 2.4% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
40
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 · 40 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Morehampton Road, Dublin 4, Dublin 4, Dublin | 2025-09-24 | 278m² | |
| 14 Marlborough Rd, Donnybrook, Dublin 4, Dublin 4, Dublin | 2024-12-10 | 178m² |
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 Value Proposition: The SI_666 BER rating indicates significant potential for energy efficiency upgrades; an investment of €8,000-€12,000 to achieve a B2 rating could increase property value by €15,000-€20,000 and lower annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Generous Space: With 275.0m² of space and 4 bedrooms, this property offers ample living area, likely exceeding the average size for terrace properties in the immediate Dublin 4 area, commanding a premium for its scale.
Value Optimization: While the BER is a point for improvement, the property's substantial size and configuration offer a strong foundation; optimizing its condition and energy efficiency presents a clear opportunity to enhance its market appeal and value.
Hypothesis: The SI_666 BER rating, while not ideal, may be indicative of older, high-quality construction that, with targeted retrofitting, can be significantly enhanced to compete with newer builds, offering a blend of heritage and modern efficiency.
Amenities
Exceptional Connectivity: This property is exceptionally well-served by public transport, with multiple Dublin Bus routes including the 46A, 11, and 18 operating on Morehampton Road and nearby, providing direct access to the city centre and beyond.
Premier Educational Hub: The area is a distinguished educational precinct, home to esteemed institutions such as Alexandra College, Gonzaga College, and St Mary's College Ballsbridge, with University College Dublin a short bus or Luas ride away.
Vibrant Local Lifestyle: Residents benefit from the array of amenities in Donnybrook and Ballsbridge, including shops at Donnybrook Fair, restaurants like Marco Pierre White Steakhouse, and green spaces such as Herbert Park and Fitzwilliam Square, all within walking distance.
Hypothesis: The strong presence of private healthcare providers and premium retail, coupled with a highly sought-after school district, solidifies Donnybrook's position as a blue-chip residential area, likely insulating properties from broader market downturns due to sustained demand from affluent families and professionals.
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.