61 Ailesbury Road, Ballsbridge, Dublin 4, D04 Y9F7
10 homes sold nearby. See what they went for — and what to bid on this one.
€6,950,000 · 7 Bed · 7 Bath · 508m² · Semi-D
Market Position
Priced Within Local Sold Range
At €6,950,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 1.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 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 €6,950,000, 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 €347,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €6,950,000, 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.
€347,500
That's what overbidding by just 5% on a €6,950,000 home costs you — before interest.
A €19 check before a €6,950,000 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
From €19 for your strategy on a €6,950,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 16% 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
€6,950,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Shrewsbury Rd, Dublin 4, Dublin, Dublin 4, Dublin | 2024-11-29 | 348m² | |
| 18 Herbert Park, Ballsbridge, Dublin 4, Dublin 4, Dublin | 2025-05-27 | 338m² |
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
Energy Efficiency Advantage: With a C BER rating, this 508m² property's estimated annual energy costs are notably lower, potentially saving €800-€1,200 compared to a D-rated property of similar size which could incur €2,000-€2,500 annually.
Details
- Exceptional Scale: At 508m² with 7 bedrooms and 7 bathrooms, this property is nearly three times larger than the average 185m² home in the 1km radius, offering expansive living space unique to the area.
- Aligned with Local Preferences: As a semi-detached house, this property perfectly aligns with the dominant housing preference, as houses constitute 78% of properties sold within the 1km radius over the past 180 days.
- Hypothesis: The property's exceptional scale and luxury configuration, including 7 bathrooms and 508m², position it as a rare trophy asset in Ballsbridge, making its C BER a minor consideration for high-net-worth buyers primarily seeking prime location and extensive accommodation.
Amenities
Unrivalled Transport Access: This property benefits from excellent transport links, being within a short walk (approx. 1km) of Lansdowne Road DART Station and having direct access to numerous Dublin Bus routes (e.g., 4, 7, 7a, 18) on Merrion Road within 200m.
Details
- Prestigious Educational Hub: The area is home to highly-regarded educational institutions such as St. Michael's College (approx. 500m) and Muckross Park College (approx. 1.5km), alongside easy access to University College Dublin (approx. 2km), enhancing its appeal for families and academics.
- Lifestyle & Recreation at Hand: Daily needs are well-catered for with Merrion Shopping Centre (approx. 1km) providing supermarkets and pharmacies, while Herbert Park (approx. 500m) offers extensive recreational facilities including walking routes, playgrounds, and sports courts.
- Hypothesis: The unparalleled concentration of diplomatic residences, elite schools, and cultural institutions in Ballsbridge ensures a resilient high-demand market, making properties like 61 Ailesbury Road immune to typical market downturns due to its inherent prestige and long-term investment appeal.
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.