50 Dexter Terrace, Northbrook Road, Ranelagh, Dublin 6, D06 D5W1
113 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 1 Bath · 51m² · Apartment
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 113 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
113 closed sales nearby · 12mo 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 113 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
113 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.
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 1.1% 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
113
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±15%
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 · 113 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 43 Willbrook House, Northbrook Ave, Ranelagh Dublin 6, Dublin 6, Dublin | 2025-03-10 | 39m² | |
| Apt 12, 12 13 Ranelagh Court, Ranelagh Rd, Dublin 6, Dublin | 2025-09-26 | 48m² |
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 C Rating Advantage: With a C BER rating, this apartment falls into the mid-tier of energy efficiency, meaning annual energy costs are likely around €1,400-€1,800, significantly lower than D-rated properties in the area which could face €1,800-€2,200 annually.
Space Efficiency Analysis: At 51m², this 2-bedroom, 1-bathroom apartment offers a compact but potentially efficient living space, with 25.5m² per bedroom, which is standard for city centre apartments.
Value Optimization Opportunity: While the C BER is acceptable, investing €6,000-€10,000 to upgrade to a B2 rating could increase the property's value by an estimated €10,000-€15,000 and further reduce annual energy costs by €400-€600.
Hypothesis: The C BER rating of this apartment, while not top-tier, positions it well within the existing housing stock; however, with limited scope for significant internal modifications in an apartment setting, the primary driver of future value beyond location will be the ongoing maintenance of communal areas and the gradual increase in energy efficiency standards across the wider Dublin 6 area.
Amenities
Exceptional Transport Links: Situated within walking distance of the Ranelagh Luas stop (Green Line) and served by Dublin Bus routes 11, 18, and 47, offering excellent connectivity to the city centre and beyond.
Prime Lifestyle Hub: Benefits from proximity to a wide array of amenities including shops on Ranelagh Main Street, cafes likekc s Caffé, and the green expanse of Belgrave Square Park, all within a short stroll.
Family and Educational Proximity: Located near sought-after schools such as Sandford Park School and Gonzaga College, with childcare facilities like Little Stars Montessori within 1km, making it attractive for families.
Hypothesis: The high concentration of affluent residents and a dynamic mix of retail, dining, and educational facilities within Ranelagh, coupled with the area's excellent public transport, suggests that demand for well-maintained properties like this will remain consistently high, driven by both professionals seeking convenience and families prioritising lifestyle and education.
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.