8 Nutley Lane, Donnybrook, Dublin 4, D04 P1H2
28 homes sold nearby. See what they went for — and what to bid on this one.
€1,795,000 · 4 Bed · 5 Bath · 252m² · Semi-D
Market Position
Priced Within Local Sold Range
At €1,795,000, this home is priced within the typical range of 28 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.
28 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 €1,795,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €89,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,795,000, 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.
€89,750
That's what overbidding by just 5% on a €1,795,000 home costs you — before interest.
A €19 check before a €1,795,000 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 28 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
28 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.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 0.4% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
28
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 · 28 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Nutley Avenue, Dublin 4, Dublin 4, Dublin | 2025-08-28 | 169m² | |
| 23 Woodbine Avenue, Blackrock, Co Dublin, Dublin | 2025-05-02 | 197m² |
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 Potential: With a BER rating of PENDING, significant investment in energy efficiency upgrades could be required. Improving from a potential D rating to a B2 could cost €8,000-€12,000, potentially increasing property value by €15,000-€20,000.
Spacious Living: At 252.0m², this semi-detached property offers substantial living space, exceeding the typical size expectations for many areas, which is a key value driver in the Dublin market.
Configuration Advantage: A 4-bedroom, 5-bathroom configuration offers a high ratio of bathrooms to bedrooms, a desirable feature that can command a premium and enhance marketability.
Hypothesis: The substantial size and high bathroom-to-bedroom ratio suggest this property is designed for a high-end market, but the pending BER rating presents a crucial unknown; if the property requires significant upgrades, the total cost of ownership may exceed initial expectations, impacting its long-term value proposition unless these improvements are factored into the acquisition cost.
Amenities
Transport Hub: This area is well-served by Dublin Bus routes such as 46A, 145, and 66, with proximity to the Sandymount DART station, offering excellent connectivity across Dublin.
Educational Epicentre: The property is within catchment for highly regarded schools like Gonzaga College (secondary), Muckross Park College (secondary), and St. Conleth's College (primary/secondary), along with proximity to UCD.
Healthcare Access: Residents benefit from proximity to St. Vincent's University Hospital, one of Ireland's leading acute hospitals, and numerous local clinics and pharmacies in Donnybrook village.
Hypothesis: The exceptional concentration of top-tier educational institutions and proximity to major healthcare facilities within a highly affluent Dublin 4 address significantly bolsters the property's long-term investment appeal and rental demand, potentially driving sustained capital appreciation beyond general market trends due to its desirability for families and professionals seeking premium services.
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.