8 Beaver Row, Donnybrook, Dublin 4, D04 K7N0
20 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 3 Bed · 1 Bath · 70m² · Bungalow
Market Position
Below Typical Sale Prices
At €550,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
20 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 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 below the median of comparable sales, suggesting favourable entry conditions. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 8.4% 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.
Statistical Confidence · High
20
Transactions Analysed
Within 3.0km
10 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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 28 Shrewsbury, Ballsbridge, Dublin 4, Dublin 4, Dublin | 2025-10-30 | 97m² | |
| 2 Moyne Court, Ranelagh, Dublin 6, Dublin 6, Dublin | 2025-07-28 | 69.6m² |
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 Improvement Cost: Upgrading from an F BER rating to a B2 would likely cost between €15,000-€20,000 but could increase the property value by €25,000-€35,000, representing a sound investment for future resale value and energy efficiency.
Energy Cost Disadvantage: With an F BER rating, annual energy costs for this 70m² bungalow are estimated to be €2,500-€3,000, significantly higher than the €900-€1,300 typical for a C-rated property of similar size in the area.
Space Efficiency Opportunity: At 70m² with 3 bedrooms, this bungalow offers a compact living space, potentially requiring optimization for modern family needs, as comparable bungalows in the area might offer more expansive living areas or additional bathrooms, impacting its perceived value.
Hypothesis: Given the F BER rating and the typical €766,550 price standard deviation within 1km, investing in a comprehensive BER upgrade could yield a disproportionately high return on investment, potentially shifting the property from the lower quartile of sales to the mid-to-upper quartile within its specific micro-location, especially if combined with cosmetic interior upgrades.
Amenities
Exceptional Transport Hub: Located in Donnybrook, this property benefits from close proximity to Dublin Bus routes 29a, 31, 32a, and 46a, providing excellent connectivity to Dublin city centre and surrounding suburbs.
Education & Healthcare Access: It's within walking distance to highly-regarded schools such as St. Mary's National School (Donnybrook) and Gonzaga College, and close to healthcare facilities like St. Vincent's University Hospital.
Vibrant Lifestyle Amenities: Residents have easy access to a plethora of amenities including artisan cafes on Morehampton Road, gourmet restaurants in Ballsbridge, and the extensive green spaces of Herbert Park and the River Dodder for recreation.
Hypothesis: The strong correlation between property values and proximity to top-tier educational institutions and lifestyle amenities in Donnybrook suggests that while the current BER rating is a detractor, the inherent locational advantages and the potential for future value uplift through renovations and energy upgrades make this property a highly attractive long-term investment for families prioritising schooling and amenities over immediate energy efficiency.
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.