84 Ranelagh, Dublin 6, Ranelagh, Dublin 6, D06 YK19
32 homes sold nearby. See what they went for — and what to bid on this one.
€1,650,000 · 5 Bed · 3 Bath · 220m² · Terrace
Market Position
Priced Within Local Sold Range
At €1,650,000, this home is priced within the typical range of 32 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
32 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 €1,650,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €82,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,650,000, 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.
€82,500
That's what overbidding by just 5% on a €1,650,000 home costs you — before interest.
A €19 check before a €1,650,000 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 32 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
32 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
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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 5.3% 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.
Statistical Confidence · High
32
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 · 32 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Chelmsford Lane, Ranelagh, Dublin 6, Dublin 6, Dublin | 2025-03-05 | 155m² | |
| 89 Ashfield Road, Ranelagh, Dublin 6, Dublin 6, Dublin | 2025-10-08 | 171.9m² |
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 Concern: The property has a SI_666 BER rating, indicating significant scope for improvement. Upgrading from a lower rating to a B2 could cost approximately €10,000-€15,000 but might increase the property's value by €20,000-€25,000.
Spacious Family Home: With 220.0m² and 5 bedrooms, this property offers ample space, significantly exceeding the average size for properties within a 1km radius.
Value Optimization: The current asking price of €1,650,000, coupled with a SI_666 BER rating, suggests that €1,600,000 might be a more competitive price point if immediate energy efficiency upgrades are factored in by a potential buyer, representing a €50,000 optimization opportunity.
Hypothesis: If the BER rating (SI_666) reflects a lack of modern insulation and heating systems, a strategic investment of €20,000-€30,000 in upgrades could elevate the property's energy performance to a B2 or A3 rating, potentially unlocking an additional €30,000-€40,000 in market value due to improved running costs and environmental appeal.
Amenities
Excellent Transport Hub: This property is well-connected via the Luas Green Line at the Ranelagh stop, located approximately 300m away, and served by Dublin Bus routes 11, 18, 44, and 61.
Prime Educational Locale: The area boasts numerous esteemed educational institutions, including Ranelagh Multi-Denominational School (400m), Gonzaga College (1km), and Alexandra College (1.2km), making it highly attractive for families.
Vibrant Lifestyle Access: Residents have immediate access to a wide array of cafes like The Little Bird Cafe (250m), restaurants such as Michelangelo's (350m), and green spaces like Belgrave Square Park (500m), fostering a high quality of life.
Hypothesis: The exceptional walkability score, with key amenities like the Luas, top-tier schools, and diverse retail/dining options all within a 500m radius, significantly contributes to a premium of at least 10-15% compared to similarly sized properties in areas with less immediate access to such concentrated urban conveniences.
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.