5 Nutley Park, Donnybrook, Dublin 4, D04 C2X7
19 homes sold nearby. See what they went for — and what to bid on this one.
€2,450,000 · 5 Bed · 5 Bath · 268m² · Semi-D
Market Position
Priced Above Local Sales
At €2,450,000, 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.
19 closed sales nearby · 13mo 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 €2,450,000, 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 €122,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,450,000, 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.
€122,500
That's what overbidding by just 5% on a €2,450,000 home costs you — before interest.
A €19 check before a €2,450,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 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 median of comparable sales. 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 increased 20% 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.
Financial Exposure · 25% 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
€2,450,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
19
Transactions Analysed
Within 1.5km
13 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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 Woodbine Avenue, Blackrock, Co Dublin, Dublin | 2025-05-02 | 197m² | |
| 24 Nutley Avenue, Dublin 4, Dublin 4, Dublin | 2025-08-28 | 169m² |
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 B3 Efficiency: With a B3 BER rating, this property's estimated annual energy costs are €1,500-€2,000, compared to €2,200-€2,800 for a D-rated property of similar size, offering annual savings of €700-€800.
Generous Space Allocation: The property offers 268m² with 5 bedrooms and 5 bathrooms, providing a high ratio of 53.6m² per bedroom, suggesting ample space and a comfortable living environment for larger families.
Value Optimization Potential: While the BER is B3, achieving an A3 rating could cost an estimated €10,000-€15,000, potentially increasing property value by €20,000-€30,000 and further reducing operational expenses.
Hypothesis: The substantial size and number of bathrooms in this semi-detached home, combined with its B3 BER, suggest it is well-positioned for families seeking premium living space; however, a future buyer may prioritize further energy efficiency upgrades to maximize long-term value and minimize running costs.
Amenities
Prime Transport Hub: Situated in Donnybrook, this property benefits from proximity to Dublin Bus routes 7B, 7D, 39A, and 46A, providing direct access to Dublin City Centre and major employment hubs.
Educational Epicenter: The area boasts a high concentration of renowned educational institutions, including University College Dublin (UCD) within 2km, as well as St. Mary's Boys' National School and Gonzaga College nearby.
Lifestyle and Leisure Access: Residents are within walking distance of Herbert Park, offering extensive green space, and a short drive to the vibrant restaurant and cafe scene in Ballsbridge and Ranelagh.
Hypothesis: The strong demand for properties in Dublin 4 is underpinned by its exceptional educational offerings and lifestyle amenities; any planned improvements to public transport connectivity, such as enhanced cross-city bus routes or potential future Luas extensions, could further bolster property values in this prime 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 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.