6 Mercer Avenue, Cherrywood, Dublin 18, D18 X5PT
11 homes sold nearby. See what they went for — and what to bid on this one.
€895,000 · 4 Bed · 3 Bath · 186m² · Semi-D
Market Position
Priced Within Local Sold Range
At €895,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 10mo 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 €895,000, 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 €44,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €895,000, 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.
€44,750
That's what overbidding by just 5% on a €895,000 home costs you — before interest.
A €19 check before a €895,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €895,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±6%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Mercer's Road, Mercer Vale, Cherrywood, Dublin 18, Dublin | 2025-07-31 | 138m² | |
| 9 Domville Square, & Car Park Spaces Ds9a&ds9b, Rathdown, Dublin 18, Dublin | 2025-04-22 | 178m² |
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
Superior BER Efficiency: With an A2 BER rating, this property's annual energy costs are estimated to be €800-€1,200, significantly lower than the €1,800-€2,200 expected for comparable D-rated properties of similar size in the area.
Details
- Generous Size Advantage: At 186m², this property is substantially larger than the average property size of 70.3m² seen within the 1km radius, offering more spacious living, a key factor in its higher estimated value.
- Value Optimization Potential: Given the A2 rating, further substantial capital expenditure on energy efficiency upgrades is unlikely to be immediately necessary, allowing focus on cosmetic or functional improvements to optimize its market appeal and maintain its strong BER advantage.
- Hypothesis: The property's A2 BER rating and large size, when contrasted with the smaller apartment stock prevalent within a 1km radius, suggests that achieving an even higher market valuation of €1.14M might require enhancements in interior finishing and amenity provision to match the expectations of buyers accustomed to premium larger homes, rather than further BER improvements.
Amenities
Excellent Connectivity: Cherrywood is served by the Luas Green Line at Cherrywood stop, offering direct access to Dublin city centre, and is also accessible to multiple Dublin Bus routes.
Details
- Family & Education Hub: The area benefits from proximity to established educational facilities such as Kilternan School of Motoring, Gaelscoil Shliabh Rua, and Holy Trinity National School, along with childcare services like Bright Beginnings Cherrywood.
- Local Shopping & Recreation: Residents have convenient access to retail facilities at Cherrywood Shopping Centre, with nearby parks and sports clubs contributing to a good quality of life and family-friendly environment.
- Hypothesis: The planned infrastructure developments and continued residential growth in Cherrywood, supported by its connectivity via the Luas and a growing number of local amenities, suggest a strong upward trajectory for property values in this area, especially for properties like this semi-detached house that align with the growing demand for family housing.
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.