56 Heytesbury Lane, Ballsbridge, Dublin 4, D04 W7W1
12 homes sold nearby. See what they went for — and what to bid on this one.
€2,300,000 · 3 Bed · 2 Bath · 202m² · House
Market Position
At the Upper End of Local Sales
At €2,300,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
12 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 €2,300,000, 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 €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 €19 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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.
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Financial Exposure · 51% 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
€2,300,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
12
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 33 Leeson Park Ave, The Appian Way, Dublin 6, Dublin 6, Dublin | 2025-08-22 | 182m² | |
| Apt 1, 48 Haddington Rd, Ballsbridge Dublin 4, Dublin 4, Dublin | 2025-05-27 | 300m² |
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: Moving from a B2 to an A-rated BER could potentially save €1,000-€1,400 annually in energy costs compared to D-rated properties of similar size, a valuable long-term investment.
Spacious Family Home: At 202m², this house is 42% larger than the average property size of 142m² sold within 1km over the last 180 days, offering substantial living space.
Premium for Size and Configuration: The 3-bedroom, 2-bathroom configuration of this 202m² house aligns well with higher-end market segments, as indicated by the 1km_30d_median_beds of 4.5 and median_baths of 3.0, suggesting potential for added value.
Hypothesis: While the B2 BER is good, a focused €8,000-€12,000 investment to achieve an A-rating could unlock an additional €15,000-€20,000 in property value due to the increasing emphasis on energy efficiency in the premium Dublin 4 market.
Amenities
Exceptional Transport Links: The property is well-served by Dublin Bus routes 7, 46A, and 145, with the DART at Lansdowne Road station a mere 800m walk, offering swift access to the city centre and beyond.
Premier Educational & Healthcare Hub: Proximity to top schools like St. Michael's College (0.5km) and leading hospitals such as St. Vincent's University Hospital (1.2km) enhances its family appeal and convenience.
Vibrant Local Lifestyle: Residents can enjoy numerous cafes, restaurants, and boutiques in Ballsbridge village, along with the expansive green spaces of Herbert Park (600m) and the Aviva Stadium precinct.
Hypothesis: The concentration of high-value residential properties and the consistent demand within a 1km radius of Ballsbridge, coupled with the area's prime transport links (DART, multiple bus routes) and proximity to key institutions like the RDS and Aviva Stadium, will continue to drive a premium for properties in this postcode, potentially outpacing broader Dublin market growth.
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.