9 The Barrington, Lansdowne Place, Ballsbridge, Dublin 4, D04 E8C3
250 homes sold nearby. See what they went for — and what to bid on this one.
€1,450,000 · 2 Bed · 2 Bath · Apartment
Some listing details are missing · add them to improve the analysis
Market Position
At the Upper End of Local Sales
At €1,450,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
250 closed sales nearby · 11mo 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 €1,450,000, 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 €72,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,450,000, 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.
€72,500
That's what overbidding by just 5% on a €1,450,000 home costs you — before interest.
A €19 check before a €1,450,000 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 250 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,450,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
250 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.
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 4.8% 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.
Financial Exposure · 177% 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
€1,450,000
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
250
Transactions Analysed
Within 1.5km
11 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 · 250 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 98 Ballsbridge Wood, Ballsbridge, Dublin 4, Dublin 4, Dublin | 2025-12-05 | 69m² | |
| 8 William Bligh, The Gasworks, Barrow St Dublin 4, Dublin 4, Dublin | 2025-06-19 | — |
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
Excellent Energy Efficiency: With an A2 BER rating, this apartment's annual energy costs are estimated to be €800-€1,200, significantly lower than the €1,800-€2,200 typically seen for D-rated properties of a similar size.
Details
- Premium Size: At 120.0m², this apartment is larger than the average property size of 116.9m² sold within a 1km radius over the past 180 days, offering more spacious living.
- Value Optimization Potential: While already A2 rated, further minor enhancements could potentially increase its value by €10,000-€15,000 if they elevate it to A1, though immediate cost savings are minimal given the high existing rating.
- Hypothesis: The high BER A2 rating suggests significant upfront investment by the developer, positioning this apartment as a premium offering. The market within a 1km radius, where 100% of properties have unknown BERs over the last 180 days, indicates this property's energy efficiency is a distinct competitive advantage, though its impact on immediate resale value is less pronounced than for lower-rated properties.
Amenities
Prime Transport Hub: Situated in Ballsbridge, this property is within easy reach of DART stations including Sandymount (approx. 1km walk) and Lansdowne Road (approx. 0.8km walk), and multiple Dublin Bus routes such as 7, 7a, 39a, 46a, 145, 155 serving Merrion Road and Northumberland Road.
Details
- Educational and Healthcare Cluster: Proximity to renowned institutions like St. Michael's College (approx. 0.5km) and Teresians School (approx. 1km), with UCD within a short commute, alongside the Blackrock Clinic (approx. 3km drive) and St. Vincent's University Hospital (approx. 1km walk).
- Walkable Lifestyle Epicentre: Residents can enjoy a vibrant lifestyle with exclusive restaurants like Restaurant Patrick Guilbaud (approx. 1.5km) and cafes along Merrion Road, plus the vast green expanse of Herbert Park (approx. 0.6km) for recreation.
- Hypothesis: The density of premium educational institutions, healthcare facilities, and DART access within a 1km radius, combined with the prestige of Ballsbridge, suggests that the value of properties in this specific micro-location is heavily influenced by its immediate amenity-rich environment, commanding a significant location premium that will likely sustain its value even if broader market trends fluctuate.
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.