9 Cypress Road, Mount Merrion, Mount Merrion, Co. Dublin, A94 P2D2
103 homes sold nearby. See what they went for — and what to bid on this one.
€1,175,000 · 4 Bed · 3 Bath · 135m² · Semi-D
Market Position
At the Upper End of Local Sales
At €1,175,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
103 closed sales nearby · 9mo 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 €1,175,000, 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 €58,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,175,000, 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.
€58,750
That's what overbidding by just 5% on a €1,175,000 home costs you — before interest.
A €19 check before a €1,175,000 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 103 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,175,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
103 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 size-adjusted median. 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.
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 decreased 4.5% 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 · 22% 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
€1,175,000
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
103
Transactions Analysed
Within 1.5km
9 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 · 103 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 49 North Avenue, Mount Merrion, Co Dublin, Dublin | 2024-12-19 | 200m² | |
| 45 Greenfield Rd, Mount Merrion, Dublin, Dublin | 2025-11-07 | 119m² |
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 Investment Opportunity: With an E2 BER rating, upgrading to a B2 would cost an estimated €10,000-€15,000, potentially increasing the property's value by €20,000-€25,000 and significantly reducing annual energy costs from an estimated €2,000-€2,500 to €900-€1,300.
Details
- Spacious Configuration: The property offers 135.0m² of living space with 4 bedrooms and 3 bathrooms, aligning with the larger end of typical family homes in the area, as indicated by the 153.22m² average property size within 1km.
- Value Optimization Potential: The current BER rating suggests a significant opportunity for value optimization through energy efficiency upgrades, which could close the gap with higher-rated properties and command a higher sale price in the future.
- Hypothesis: The E2 BER rating presents a substantial opportunity for a capital investment in energy efficiency, with a projected return of at least 100% on the upgrade cost through increased property value and substantial long-term energy savings.
Amenities
Connectivity Hub: Residents have access to Dublin Bus routes 44, 63, and 114, providing direct links to Dundrum Town Centre and Dublin City Centre, with the nearest DART station at Blackrock (approx. 2km).
Details
- Educational & Healthcare Nexus: The area is well-served by excellent schools like Mount Anville (0.5km) and St. Laurence's Boys National School (0.7km), complemented by proximity to St. Vincent's University Hospital (3km).
- Prime Lifestyle Location: Enjoy local conveniences with shops at Mount Merrion Avenue, cafes like Avoca Handweavers (1.5km), and extensive green space at Deer Park (0.3km) and Marlay Park (2.5km), ideal for family living.
- Hypothesis: The strategic location in Mount Merrion, with its superior access to quality schools, essential services, and well-established public transport routes (like the 44 and 63 buses), is a key driver of property value, making it highly desirable for families seeking both convenience and a high quality of life.
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.