Apartment 2, Edward Square, Bloomfield Avenue, Donnybrook, Dublin 4, D04 X379
135 homes sold nearby. See what they went for — and what to bid on this one.
€675,000 · 2 Bed · 2 Bath · 77m² · Apartment
Market Position
Priced Within Local Sold Range
At €675,000, this home is priced within the typical range of 135 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
135 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
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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.
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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.
€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 135 verified local sales · High confidence
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Price Distribution Analysis
135 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.8% 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
135
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 · 135 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apartment 5 Westfield, Bloomfield House, Bloomfield Avenue, Dublin 4, Dublin | 2025-03-31 | 93m² | |
| Apt 30, Bloomfield Park, Bloomfield Ave Dublin 4, Dublin 4, Dublin | 2025-07-30 | 55m² |
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 Rating Advantage: The B3 BER rating offers a good level of energy efficiency, positioning it favorably against older, lower-rated properties; however, upgrading to a B2 could potentially save €200-€400 annually in energy costs compared to its current rating.
Space Efficiency: At 77.0m², this 2-bedroom, 2-bathroom apartment offers a solid size for its type, with a 1:1 ratio of bedrooms to bathrooms, which is a desirable configuration.
Value Optimization Opportunity: While the BER is B3, a strategic upgrade to a B2 rating, potentially costing €2,000-€4,000, could enhance its market appeal and potentially add €5,000-€8,000 to its value, making it more competitive.
Hypothesis: The B3 BER rating, while adequate, is not top-tier; a targeted investment in improving insulation or upgrading heating systems could push this apartment into the B2 or even B1 category, potentially commanding a €7,000-€10,000 premium over similar B3-rated units in this competitive Dublin 4 market.
Amenities
Transport Connectivity Hub: This apartment is well-served by Dublin Bus routes 46A, 11, and 18 serving Bloomfield Avenue, with the Milltown Luas stop a manageable walk (approx. 15 minutes), providing excellent access to the city centre and surrounding areas.
Prime Educational & Healthcare Access: Located within proximity to Gonzaga College, Muckross Park College, and the Bon Secours Hospital, with primary schools like St. Mary's National School nearby, ensuring convenient access to key services.
Vibrant Local Lifestyle: Residents can enjoy the numerous cafes, restaurants, and boutiques in Donnybrook village, plus immediate access to Herbert Park and the River Dodder for recreation, enhancing daily living and walkability.
Hypothesis: The dense concentration of high-achieving secondary schools and premium retail in Donnybrook, coupled with direct bus routes to UCD, suggests that this apartment's value is significantly underpinned by its appeal to families and professionals prioritizing educational and lifestyle amenities, likely creating sustained demand.
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.