80 Park Avenue Sandymount Dublin 4, Sandymount, Dublin 4, D04 V3Y7
36 homes sold nearby. See what they went for — and what to bid on this one.
€3,950,000 · 5 Bed · 3 Bath · 373m² · Semi-D
Market Position
At the Upper End of Local Sales
At €3,950,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
36 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 €3,950,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €197,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €3,950,000, 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.
€197,500
That's what overbidding by just 5% on a €3,950,000 home costs you — before interest.
A €39 check before a €3,950,000 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 36 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
€39 for your strategy on a €3,950,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
36 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 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.
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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 decreased 5% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
36
Transactions Analysed
Within 1.5km
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 · 36 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 69 Merrion Strand, Strand Rd, Sandymount, Dublin 4, Dublin | 2025-03-28 | 189.7m² | |
| 7 Ailesbury Gardens, Ballsbridge, Dublin 4, Dublin 4, Dublin | 2025-12-12 | 202m² |
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
Exceptional Energy Efficiency: With a BER B rating, this property offers strong energy efficiency, potentially resulting in annual energy costs around €800-€1,200, which is significantly lower than the estimated €1,800-€2,200 for a typical D-rated property of comparable size, saving €1,000-€1,400 annually.
Outstanding Size Advantage: At 373 square meters, this 5-bedroom, 3-bathroom semi-detached home is exceptionally large, providing over 2.5 times the average property size of 136 square meters sold within a 1km radius over the last 180 days, offering unparalleled space for the area.
Superior Configuration: The property's 5 bedrooms and 3 bathrooms significantly exceed the median configuration of 3 bedrooms and 2 bathrooms for properties sold within a 1km radius over the last 180 days, making it highly attractive for larger families or those requiring extensive private space.
Hypothesis: The rarity of a 373-square-meter, 5-bedroom property in Sandymount, compared to the local average, positions it as a unique asset whose inherent quality and scale act as a significant value anchor, potentially commanding a premium even when compared to the general market's price-per-square-meter trends.
Amenities
Prime Commuter Connectivity: The property benefits from excellent transport options with Sandymount DART Station approximately 1km away, offering direct rail access to Dublin City Centre, supplemented by multiple Dublin Bus routes (e.g., 4, 7, 18) serving Park Avenue and the surrounding Sandymount area.
Access to Elite Education: Situated in a highly desirable educational catchment, the property is within walking distance of prestigious schools such as Star of the Sea BNS, Sandymount Park ETSS, and St. Michael's College, making it exceptionally appealing for families.
Vibrant Local Lifestyle: Sandymount Village, a short stroll away, provides a rich array of specific amenities including charming cafes like Brownes and The Butler's Pantry, renowned restaurants such as Basil and The Old Spot, and convenient retail options like Tesco Express, enhancing daily convenience and quality of life, alongside recreational access to Sandymount Strand and Herbert Park.
Hypothesis: The long-standing reputation of Sandymount for its comprehensive amenities, including its specific, high-quality schools and efficient public transport network, consistently drives demand for properties in this location, contributing to their sustained value appreciation regardless of wider market shifts.
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.