89 Ringsend Park, Ringsend, Dublin 4, D04 ND28
19 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 1 Bed · 1 Bath · 37m² · Terrace
Market Position
Priced Above Local Sales
At €325,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
19 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 €325,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 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.
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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 8.8% 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.
Financial Exposure · 11% 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
€325,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
19
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 19 Pigeon House Rd, Ringsend Dublin 4, Dublin, Dublin 4, Dublin | 2025-03-26 | 42m² | |
| 75 Ringsend Park, Ringsend, Dublin 4, Dublin 4, Dublin | 2025-01-17 | 38m² |
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 Improvement Potential: With a G BER rating, upgrading to a B2 could cost an estimated €15,000-€20,000 and potentially increase the property's value by €25,000-€30,000.
Energy Cost Disadvantage: This property's G BER rating means significantly higher annual energy costs, estimated at €2,200-€2,800, compared to an average of €800-€1,200 for properties with a B2 rating of similar size in the area.
Compact Configuration: At 37.0m², this property is considerably smaller than the average property size of 77.5m² within a 1km radius over 180 days, suggesting limited living space for its location.
Hypothesis: The combination of a poor G BER rating and a small footprint (37.0m²) presents a dual opportunity: a significant investment in energy efficiency could unlock substantial value and reduce running costs, while a careful extension or renovation could maximize the utility of the compact space, attracting families or couples seeking an affordable entry into Dublin 4.
Amenities
Transport Connectivity: Residents have access to Dublin Bus routes 27, 40, and 130 within a short walk, connecting directly to the city center and major hubs, with the Luas Red Line at The Point stop approximately 1.5km away.
Local Lifestyle Hub: The area is well-served by shops like Tesco Ringsend (600m) and Aldi Sandymount (1km), with numerous cafes and restaurants along Fitzwilliam Square and Baggot Street within a 2km radius.
Educational and Healthcare Access: Proximity to St. Patrick's National School (500m) and the Mater Private Hospital (2.5km) ensures convenient access to essential services and facilities for families and individuals.
Hypothesis: The strong transport links and proximity to educational and healthcare facilities, combined with the growing commercial activity in the Docklands area, suggest that the demand for small, well-located properties like this in Ringsend will continue to rise, especially for those who can leverage its connectivity for commuting to the tech and finance sectors.
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.