9 St Ann's, Donnybrook, Dublin 4, D04 N593
98 homes sold nearby. See what they went for — and what to bid on this one.
€715,000 · 2 Bed · 2 Bath · 78m² · Apartment
Market Position
Priced Within Local Sold Range
At €715,000, this home is priced within the typical range of 98 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
98 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 €715,000, 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 €35,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €715,000, 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.
€35,750
That's what overbidding by just 5% on a €715,000 home costs you — before interest.
A €19 check before a €715,000 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 98 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
98 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.
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 6.9% 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
98
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 · 98 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 St Annes Appartments, Ailsbury Road, Donnybrook, Dublin 4, Dublin | 2025-03-21 | 82m² | |
| Apt 47, Belville Apartments, Ailesbury Close, Dublin | 2025-09-22 | 52m² |
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 Potential: Improving the D1 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000, representing a sound investment for future value optimization.
Space Efficiency: At 78m², this 2-bedroom, 2-bathroom apartment offers a comfortable living space, aligning well with the typical configuration for properties in this price bracket.
Value Optimization: The current estimated annual energy costs for a D1 BER property of this size are approximately €1,800-€2,200, compared to €800-€1,200 for a comparable B-rated property, highlighting a clear opportunity for cost savings and increased market appeal through energy upgrades.
Hypothesis: Given the D1 BER rating, investing in comprehensive insulation and heating upgrades could not only yield an estimated €1,000-€1,400 annual saving on energy bills but also significantly enhance its competitive edge against properties with higher BER ratings in the resale market.
Amenities
Transport Connectivity: This property benefits from excellent connectivity via Dublin Bus routes 46A, 63, and 140, with the Luas Green Line at Beechwood stop located within a 700m walk, facilitating efficient travel across the city.
Local Conveniences: Residents have easy access to essential amenities including RTE Studios, local shops on Donnybrook Road, and the large Herbert Park for recreational activities, all within a 1km radius.
Walkability & Services: The area boasts high walkability, with amenities such as Donnybrook Fair and a range of cafes and restaurants readily accessible, alongside the proximity to St. Mary's National School and Gonzaga College.
Hypothesis: The established infrastructure and density of amenities in Donnybrook, coupled with its high walkability score, suggest that properties in this area will continue to command a premium, particularly for those offering convenient access to both professional and lifestyle facilities.
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.