6 Mercer Avenue, Cherrywood, Loughlinstown, Co Dublin, D18 X5PT
10 homes sold nearby. See what they went for — and what to bid on this one.
€928,000 · 4 Bed · 3 Bath · 196m² · Semi-D
Market Position
Priced Within Local Sold Range
At €928,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 9mo 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 €928,000, 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 €46,400 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €928,000, 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.
€46,400
That's what overbidding by just 5% on a €928,000 home costs you — before interest.
A €25 check before a €928,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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
10
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±10%
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 · 10 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
BER Efficiency Advantage: The A2 BER rating suggests annual energy costs of approximately €800-€1,200, which is €1,000-€1,400 less than a comparable D-rated property of similar size and age.
Generous Space Allocation: At 196m², this semi-detached home offers 32m² more living space than the typical 164m² median size for the 1km_180d_median_sale_price of €484,000, providing a tangible value-add for buyers seeking space.
Value Optimization Potential: While the BER is excellent, further minor upgrades like smart home energy management systems (estimated €1,000-€3,000) could enhance its marketability and potentially unlock a further 1-2% in value in a market prioritizing efficiency.
Hypothesis: The A2 BER rating positions this property favorably against the ~284 properties within 0.5km, many of which are likely to have lower BER ratings, creating a discernible value uplift that appeals to environmentally conscious buyers and could command a price premium of up to 5-7% over comparable properties with C or D ratings.
Amenities
Exceptional Transport Links: The property is well-served by the Luas Green Line at Carrickmines and Cherrywood stops, and Dublin Bus routes 63 and 155 providing direct access to Dublin City Centre.
Family and Lifestyle Hub: Residents have convenient access to a range of educational facilities including Rathmichael National School and St. Laurence's Boys National School, alongside nearby shopping at the Park Carrickmines and the retail park at Cherrywood.
Green Space and Recreation: The area boasts proximity to Cabinteely Park, offering extensive walking trails and playgrounds, complemented by the numerous cafes and restaurants within the Cherrywood development itself.
Hypothesis: The significant investment in public transport infrastructure for the Cherrywood area, including new Luas stops and dedicated bus corridors, will likely drive property values upwards by an additional 10-15% over the next five years, as it becomes an increasingly attractive and well-connected suburban hub for commuters.
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.