66A Albert Road Lower, Sandycove, Co. Dublin, A96 E3E7
29 homes sold nearby. See what they went for — and what to bid on this one.
€1,800,000 · 4 Bed · 4 Bath · 195m² · Detached
Market Position
Priced Within Local Sold Range
At €1,800,000, this home is priced within the typical range of 29 recent closed sales nearby. There's room to negotiate — seller leverage is 2.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
29 closed sales nearby · 12mo 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 €1,800,000, 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 €90,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,800,000, 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.
€90,000
That's what overbidding by just 5% on a €1,800,000 home costs you — before interest.
A €19 check before a €1,800,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
29 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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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 16.3% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 10% 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
€1,800,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
29
Transactions Analysed
Within 1.5km
12 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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Violet Place, Glenageary, Dublin | 2025-04-03 | 163m² | |
| Cabo, Marine Court, Sandycove, Dublin | 2025-12-18 | 120m² |
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 Rating Consideration: With a BER rating pending, there's an opportunity to achieve a strong rating. Upgrading from an average D2 to a B2 could cost an estimated €10,000-€15,000 but potentially increase the property's value by €20,000-€30,000 based on market premiums for energy efficiency.
Size and Space Efficiency: The 195m² of living space with 4 bedrooms and 4 bathrooms offers a good balance, aligning well with the typical higher-end property configurations seen in desirable Dublin suburbs.
Value Optimization Opportunity: While the BER is pending, the property's €1,800,000 asking price for a 195m² home means it's priced at approximately €9,230 per sqm. Investing in a high BER could further justify or even elevate this valuation in line with premium properties.
Hypothesis: Given the high density of nearby properties (1,152 within 1km) and a competitive local market indicated by sales data, optimizing the BER rating to A or B level from its current pending status could unlock an additional 2-4% in property value, as buyers increasingly prioritize energy efficiency and lower running costs.
Amenities
Exceptional Transport Links: This location is served by DART stations at Sandycove and Glenageary, providing direct access to Dublin city center, complemented by Dublin Bus routes 59 and 111 connecting to surrounding areas.
Prime Educational and Healthcare Hub: Residents benefit from proximity to top-tier schools like Sandycove Educate Together NS (0.5km) and Loreto Abbey Dalkey (1km), alongside facilities such as the Royal Victoria Eye and Ear Hospital (5km) and local pharmacies like Boots in Dalkey.
Abundant Lifestyle and Retail: The area boasts a vibrant mix of cafes, restaurants (e.g., Jaipur in Dalkey, Hartley in nearby Glasthule), and retail outlets, with specialist shops in Glasthule village and the larger shopping centers accessible via public transport.
Hypothesis: The Sandycove area, with its direct DART access, proximity to coastal walks like the Forty Foot, and established prestigious schools, presents a unique combination of lifestyle and connectivity that typically commands a sustained property value premium, outperforming general Dublin market trends by 5-10% due to its inherent desirability.
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.