49 Merchants Square, Dublin 3, Co. Dublin, D03 X9X3
72 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 3 Bed · 1 Bath · 79m² · Terrace
Market Position
Below Typical Sale Prices
At €445,000, 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.
72 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 €445,000, 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 €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 72 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
72 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.
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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 8.3% 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
72
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 · 72 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 22 Caledon Rd, Eastwall, Dublin, Dublin 3, Dublin | 2025-05-29 | 62.4m² | |
| 39 Caledon Road, Eastwall, Dublin 3, Dublin | 2025-07-18 | 58m² |
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 Improvement Potential: Upgrading the 'C' BER rating could cost between €5,000-€9,000, potentially increasing the property's value by €7,000-€12,000 and improving energy cost savings compared to lower-rated properties in the vicinity.
Space Efficiency: At 79m², the property offers 3 bedrooms and 1 bathroom, a standard configuration for its size, suggesting efficient use of space that aligns with typical market expectations.
Value Optimization: While currently rated 'C', further energy efficiency improvements costing an estimated €5,000-€9,000 could reduce annual energy bills by approximately €200-€400, aligning it with higher-rated properties that command a premium.
Hypothesis: The 'C' BER rating, while not poor, represents a significant opportunity for value enhancement; investing in targeted insulation and heating upgrades could cost €5,000-€9,000 and elevate the property's rating to a 'B' or 'A', thereby unlocking an estimated €7,000-€12,000 in immediate capital uplift and a competitive advantage in a market where proximity to energy-efficient homes is increasingly valued.
Amenities
Transport Hub: The property is well-connected with Dublin Bus routes 15, 27, 42, 53, 130, 142, 147 and 700 (limited stop) serving the immediate area, providing direct access to the city centre.
Local Convenience: Proximity to Omni Shopping Centre (1.2km) offers a wide range of retail and dining options, while local amenities include various cafes and restaurants within a 1km radius.
Green Spaces: Situated within walking distance of Fairview Park (0.8km) and Clontarf promenade (1.5km), offering excellent recreational opportunities and contributing to a desirable lifestyle.
Hypothesis: The strong presence of multiple Dublin Bus routes and proximity to essential retail and green spaces suggest a high quality of life and convenience for residents; however, the absence of a Luas or DART station within a 1km radius could be a limiting factor for commuters prioritizing direct rail access, potentially impacting long-term value appreciation compared to areas with integrated rail networks.
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.