9 Bellevue Park Avenue, Booterstown, Blackrock, Co. Dublin, A94 A725
20 homes sold nearby. See what they went for — and what to bid on this one.
€675,000 · 3 Bed · 2 Bath · 85m² · Terrace
Market Position
Below Typical Sale Prices
At €675,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
20 closed sales nearby · 12mo 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 €675,000, 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 €33,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €675,000, 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.
€33,750
That's what overbidding by just 5% on a €675,000 home costs you — before interest.
A €19 check before a €675,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 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.
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 20% 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
20
Transactions Analysed
Within 1.5km
12 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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 219 Llandaff Terrace, Merrion Road, Dublin 4, Dublin 4, Dublin | 2025-01-02 | 133m² | |
| 53 Trimleston Gardens, Booterstown, Dublin, Dublin | 2025-05-26 | 125m² |
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 Opportunity: Upgrading the C2 BER rating to a B2 could cost approximately €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs by an estimated €600-€1,000 compared to its current rating.
Size Efficiency: At 85 sqm for a 3-bedroom, 2-bathroom terrace house, this property offers a reasonable space allocation, with a price per sqm of €7,941 based on asking price, which is below the 1km median of €8,298 per sqm.
Value Optimization Potential: With a C2 BER, investing in energy efficiency upgrades can yield a tangible return, offering a €7,000-€10,000 uplift per BER grade improvement and an annual saving of €300-€500 per grade.
Hypothesis: Given the €1,097,500 median sale price for broader property types within 1km, the current 85 sqm terrace house at €732,560 (estimated value) represents a potential entry point into a high-value segment, suggesting that future renovations focusing on increasing perceived space or modern finishes could unlock significant capital growth.
Amenities
Prime Transport Hub: Proximity to Booterstown DART station provides direct rail access to Dublin city center and coastal towns, complemented by Dublin Bus routes like the 7X and 46A serving frequent commuters.
Educational Excellence: The area is well-served by leading educational institutions including St Andrew's College, Blackrock College, and UCD Belfield campus, all within a short commute, enhancing family appeal.
Local Lifestyle Richness: Residents benefit from proximity to Blackrock village with its array of boutiques, cafes like Avoca and marcos, and essential services, alongside coastal walks and Carysfort Park for recreation.
Hypothesis: The high concentration of premium schools and UCD within a 3km radius, coupled with excellent DART connectivity to business hubs, suggests that properties in this vicinity are likely to maintain strong rental demand and capital appreciation, driven by young professionals and families prioritizing education and commute convenience.
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.