9 Ashdale Road, Dublin 6w, Terenure, Dublin 6W, D6W W820
96 homes sold nearby. See what they went for — and what to bid on this one.
€950,000 · 4 Bed · 3 Bath · 1700m² · Terrace
Market Position
Priced Within Local Sold Range
At €950,000, this home is priced within the typical range of 96 recent closed sales nearby. There's room to negotiate — seller leverage is 4.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
96 closed sales nearby · 10mo recency · Low 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 €950,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €47,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €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.
€47,500
That's what overbidding by just 5% on a €950,000 home costs you — before interest.
A €19 check before a €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 96 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €950,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
96 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.
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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 3.3% 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 · 23% 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
€950,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
96
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 96 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 31 Ashdale Rd, Terenure, Dublin 6w, Dublin | 2024-10-25 | 155m² | |
| 24 Eaton Sq, Terenure, Dublin 6w, Dublin | 2025-05-09 | 253m² |
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 Upgrade Investment: The E1 BER rating presents a significant improvement opportunity; upgrading to a B2 rating could cost an estimated €20,000-€35,000 but could boost the property's value by €40,000-€70,000, offering a substantial return on investment.
Details
- Significant Energy Savings Potential: Improving the BER from E1 to B2 could lead to annual energy cost reductions of €1,000-€1,400, lowering estimated yearly expenses from €1,800-€2,200 (E1) to €800-€1,200 (B2) for a property of this size.
- Exceptional Space and Configuration: With 4 bedrooms, 3 bathrooms, and an exceptional size of 1700m², this terrace house significantly surpasses the local median of 3 beds, 2 baths, and an average property size of 139m² within a 1km radius, offering rare spaciousness.
- Hypothesis: The unique combination of an exceptionally large footprint for a terrace house in Dublin 6W and a lower BER rating suggests this property is perfectly poised for a comprehensive 'deep retrofit' project, which would unlock its full modern market value far beyond a typical renovation.
Amenities
Robust Bus Connectivity: The property benefits from excellent Dublin Bus connectivity with multiple routes such as the 15, 16, 49, 65, 65B, 83, and 140 serving Terenure Village, providing direct and frequent access to the city centre and surrounding areas.
Details
- Premier Educational Access: Located in a highly sought-after school catchment area, the property is in close proximity to esteemed educational institutions like Terenure College, Our Lady's Secondary School, Presentation Primary School, St. Joseph's BNS, and Rathgar National School.
- Vibrant Village Lifestyle: Terenure Village, within easy walking distance, offers a rich array of lifestyle amenities including Supervalu, Lidl, Terenure Sports Club, numerous popular cafes (e.g., Fia Cafe), diverse restaurants, and direct access to the expansive Bushy Park for recreation.
- Hypothesis: Terenure's established blend of top-tier schools and comprehensive, walkable village amenities creates a resilient micro-market that consistently commands strong buyer interest, making properties like 9 Ashdale Road a secure, long-term family investment.
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.