85 - 85A Sandymount Road , Sandymount, Dublin 4, D04 F254
167 homes sold nearby. See what they went for — and what to bid on this one.
€1,970,000 · 2 Bed · 3 Bath · 255m² · Duplex
Market Position
At the Upper End of Local Sales
At €1,970,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
167 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 €1,970,000, 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 €98,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,970,000, 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.
€98,500
That's what overbidding by just 5% on a €1,970,000 home costs you — before interest.
A €19 check before a €1,970,000 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 167 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,970,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
167 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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 9.4% 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.
Financial Exposure · 283% 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
€1,970,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
167
Transactions Analysed
Within 1.5km
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 · 167 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 82 Seabury, Sydney Parade Avenue, Sandymount, Dublin 4, Dublin | 2025-12-04 | 48.1m² | |
| 6 Argyle House, Claremont Rd, Sandymount Dublin 4, Dublin 4, Dublin | 2024-11-21 | 42m² |
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
Significant BER Upgrade Potential: Upgrading the E2 BER rating to a B2 could cost an estimated €15,000-€20,000 and potentially increase the property's value by €20,000-€30,000.
Details
- Substantial Space Offering: At 255m², this duplex is 2.1 times larger than the average property size of 120m² sold within a 1km radius over the last 180 days, offering significant living space.
- Value Optimization Needed: Given the E2 BER rating, investing in energy efficiency upgrades (insulation, heating systems) could yield an estimated annual saving of €1,000-€1,500 compared to similar-sized properties with lower BER ratings.
- Hypothesis: The current E2 BER rating, despite the property's large size and prime location, significantly impacts its market appeal and potential energy costs; a strategic investment in upgrading the BER could unlock substantial value and appeal to a broader buyer base seeking long-term efficiency.
Amenities
Excellent Transport Connectivity: The property is well-served by Dublin Bus routes 47 and 7, with the Sandymount DART station located approximately 1.2km away, facilitating easy commutes.
Details
- Premier Educational Access: It is situated within proximity to leading schools such as Sandymount Park Educate Together NS (600m) and St. Michael's College (1km), along with University College Dublin approximately 3km away.
- Vibrant Lifestyle Hub: Residents have easy access to numerous amenities, including restaurants like The Little DIX (500m), cafes such as Butler's Pantry (700m), and shopping at Sandymount Village, with Merrion Shopping Centre 2km away.
- Hypothesis: The confluence of established high-quality educational institutions, direct public transport links to the city center, and a thriving local retail and dining scene in Sandymount creates a strong, sustained demand for properties in this specific postcode, supporting premium valuations for well-presented homes.
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.