Apartment 2, 3 Woodstock Gardens, Ranelagh, Dublin 6, Co. Dublin, Ranelagh, Dublin 6, D06 E096
132 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 2 Bed · 1 Bath · 60m² · Apartment
Market Position
Below Typical Sale Prices
At €425,000, 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.
132 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 132 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
132 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 decreased 0.9% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
132
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±16%
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 · 132 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Hampton Court, Bushfield Ave, Marlborough Rd Dublin 4, Dublin 4, Dublin | 2025-04-23 | 80m² | |
| 8b Fitzwilliam Court, Winton Rd, Dublin 6, Dublin 6, Dublin | 2025-12-05 | 49m² |
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 Improvement Opportunity: Upgrading the D2 BER rating to a B2 would likely cost between €8,000-€12,000 and could increase the property's value by €15,000-€20,000, presenting a clear return on investment.
Size Efficiency: At 60m², this 2-bedroom, 1-bathroom apartment is well-proportioned for its type within this prime Dublin 6 location, optimizing living space.
Value Optimization Potential: Addressing the D2 BER rating is the primary value-add opportunity, as structural improvements are less critical for an apartment compared to a house, making an energy efficiency upgrade a focused investment.
Hypothesis: Given the D2 BER, focusing capital expenditure on achieving a B-rated energy certificate could unlock an additional €10,000-€15,000 in market value within 6 months, capitalizing on buyer demand for more energy-efficient properties and outperforming the current market trend for D-rated units.
Amenities
Exceptional Transport Hub: This apartment is exceptionally well-connected, with the Luas Green Line at Ranelagh stop a short walk away, complemented by numerous Dublin Bus routes including the 11, 40, and 48A serving the immediate vicinity.
Premier Lifestyle Destination: Ranelagh village offers an abundance of high-quality amenities including exclusive boutiques, supermarkets like Donnybrook Fair, and a vibrant culinary scene with acclaimed restaurants such as Hatch & Sons and cafes like Keogh's.
Family & Healthcare Proximity: Residents benefit from proximity to excellent educational institutions like Gonzaga College and Sandford Park School, along with immediate access to the high-spec facilities at Mount Street Medical Centre and local pharmacies.
Hypothesis: The combination of direct Luas access to the city centre and a high concentration of premium lifestyle amenities within a 500m radius, including top-tier schools and healthcare, creates a 'location premium' that justifies a 15-20% higher price per square metre than apartments in less amenity-rich areas within a 5km radius.
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.