5 Mount Street Lower, Dublin 2, Dublin 2, D02 VP68
8 homes sold nearby. See what they went for — and what to bid on this one.
€2,500,000 · 6 Bed · 7 Bath · 330m² · Terrace
Market Position
Priced Above Local Sales
At €2,500,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
8 closed sales nearby · 12mo recency · Moderate 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 €2,500,000, 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 €125,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,500,000, 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.
€125,000
That's what overbidding by just 5% on a €2,500,000 home costs you — before interest.
A €19 check before a €2,500,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €2,500,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 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
Financial Exposure · 18% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€2,500,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
8
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 1, 11 Percy Place, Ballsbridge, Dublin | 2025-02-05 | 332m² | |
| 61 Haddington Rd, Ballsbridge, Dublin 4, Dublin 4, Dublin | 2025-04-16 | 200m² |
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
Significant BER Upgrade Potential: With a BER rating of SI_666 (Unknown), upgrading to a B2 rating could cost approximately €15,000-€20,000 and potentially increase the property's value by €20,000-€30,000 based on typical Dublin market premiums for energy efficiency.
Details
- Generous Size, High Spec: The 330.0m² size and 7 bathrooms indicate a high-spec, large-format property, which is rare and valuable in the Dublin 2 market, though the BER rating significantly detracts from its modern appeal.
- Value Optimization Needed: The property's significant size and numerous bathrooms offer substantial potential for luxury renovations or conversions; however, the unknown BER rating is a considerable drawback that requires immediate attention and investment for optimal market value.
- Hypothesis: The current unknown BER rating, despite the property's substantial size and ample bathrooms, represents a significant barrier to realizing its full market potential; investing in a high-efficiency upgrade could unlock a premium of 5-10% over comparable properties with superior energy performance.
Amenities
Exceptional Transport Hub: Located on Mount Street Lower, residents have direct access to Dublin Bus routes 7B, 7D, and 46A, and are within walking distance to the Luas Green Line at St Stephen's Green stop (600m) and Pearse Street DART station (900m).
Details
- Premier Lifestyle & Education: Proximity to Grafton Street (800m) for high-end retail, Michelin-starred restaurants like Chapter One (1km), and prestigious educational institutions including Trinity College Dublin (1.1km) and the Royal College of Surgeons in Ireland (700m).
- Prime Walkability: Enjoy easy pedestrian access to St Stephen's Green (500m) for recreation, Merrion Square Park (600m) for green space, and a vast array of cafes, shops, and cultural attractions within a 10-minute walk.
- Hypothesis: The unparalleled walkability and direct access to major public transport in Dublin 2, combined with the concentration of high-end amenities and services, will continue to insulate properties like this from broader market downturns, ensuring sustained demand and value appreciation due to its core city location.
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.