6 Cross Avenue, Blackrock, Co. Dublin, A94 A2X4
7 homes sold nearby. See what they went for — and what to bid on this one.
€1,395,000 · 5 Bed · 4 Bath · 275m² · House
Market Position
Priced Above Local Sales
At €1,395,000, 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.
7 closed sales nearby · 9mo 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 €1,395,000, 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 €69,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,395,000, 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.
€69,750
That's what overbidding by just 5% on a €1,395,000 home costs you — before interest.
A €15 check before a €1,395,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 35% 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
€1,395,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
7
Transactions Analysed
Within 3.0km
9 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Cross Avenue, Blackrock, Co Dublin, Dublin | 2025-04-25 | 278m² | |
| 95 Avoca Park, Blackrock, Dublin, Dublin | 2025-07-22 | 176m² |
Transactions within a 3.0km 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 Rating Investment: With a SI_666 BER rating (equivalent to G), upgrading to a B2 would cost an estimated €20,000-€30,000 but could increase the property's value by €30,000-€40,000, representing a significant return on investment.
Space Efficiency: At 275.0m², this 5-bedroom house offers ample living space, providing 55.0m² per bedroom, which is well above average and caters to larger family needs.
Value Optimization Opportunity: The significant gap between the estimated value (€1,412,878.5) and the asking price (€1,395,000) suggests potential for negotiation and value optimization for a buyer willing to invest in modernising the property's energy efficiency.
Hypothesis: Given the likely outdated BER rating, the property's current high asking price is potentially not fully reflecting the necessary capital expenditure for energy efficiency upgrades required to match the standards of other A/B rated properties in the desirable Blackrock area, creating a value gap for proactive buyers.
Amenities
Transport Connectivity Hub: The property benefits from proximity to DART stations like Blackrock (approx. 1km) and Seapoint (approx. 1.2km), alongside Dublin Bus routes 4, 7, 7a, 17, 46a, 47, and 75 serving the immediate area, ensuring excellent commuting options.
Educational Excellence: Located within easy reach of highly-regarded schools such as Blackrock College (approx. 0.8km), St. Andrew's College (approx. 1.5km), and the comprehensive UCD campus (approx. 3km), this area is a prime choice for families.
Lifestyle and Leisure Access: Residents have access to Blackrock village's vibrant culinary scene with restaurants like Heron & Grey and The Blackrock Market, plus ample green space in Carysfort Park (approx. 0.6km) and along the coast.
Hypothesis: The concentration of premium educational institutions and sophisticated retail/dining in Blackrock, combined with superior DART connectivity to Dublin city centre, creates a powerful 'premium location' effect that justifies higher property values and sustained demand, even at this property's price point.
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.