Apartment 25, Willbrook House, Ranelagh, Dublin 6, D06 VW35
132 homes sold nearby. See what they went for — and what to bid on this one.
€435,000 · 2 Bed · 1 Bath · 50m² · Apartment
Market Position
Priced Within Local Sold Range
At €435,000, this home is priced within the typical range of 132 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
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 €435,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €21,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €435,000, 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.
€21,750
That's what overbidding by just 5% on a €435,000 home costs you — before interest.
A €19 check before a €435,000 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
From €19 for your strategy on a €435,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 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.
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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 decreased 1.5% 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
±17%
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 |
|---|---|---|---|
| 43 Willbrook House, Northbrook Ave, Ranelagh Dublin 6, Dublin 6, Dublin | 2025-03-10 | 39m² | |
| 38 Crosbie House, Northbrook Ave, Ranelagh Dublin 6, Dublin 6, Dublin | 2025-01-13 | 37m² |
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
Energy Investment: With an E1 BER, this property's annual energy costs are estimated at €1,800-€2,200; upgrading to a B2 rating could save €1,000-€1,400 annually, reducing costs to €800-€1,200.
Details
- Value Enhancement: Investing €8,000-€15,000 to improve the BER from E1 to B2 is a strategic move, as it could increase the property's market value by an estimated €15,000-€20,000, offering a clear return on investment.
- Compact Living: The property's 50m² size is considerably smaller than the 104m² average for properties sold within a 1km radius over the past 180 days, highlighting its compact and efficient layout, though potentially limiting its appeal to some buyers.
- Hypothesis: The apartment's smaller size and single bathroom, while efficient, may face competition from larger properties as the median number of baths in 1km sales is 2, suggesting an opportunity for value addition through smart space utilization or targeting a buyer segment seeking compact, high-amenity living.
Amenities
Prime Connectivity: Excellent access to the Luas Green Line with Ranelagh, Beechwood, and Cowper stops within close proximity, providing rapid tram connections to Dublin City Centre and other key areas, making commuting highly convenient.
Details
- Educational Hub: The property is ideally situated near highly-regarded schools such as Ranelagh Multi-Denominational School, Sandford Park School, and Gonzaga College, enhancing its desirability for families seeking quality education options.
- Vibrant Lifestyle: Ranelagh Village, a short walk away, offers an array of lifestyle amenities including SuperValu and Morton's gourmet food for shopping, popular restaurants like Kinara Kitchen and Nightmarket, cafes such as Cinnamon, and green spaces including Ranelagh Park and nearby Herbert Park.
- Hypothesis: Ranelagh's consistent appeal for its blend of urban convenience and village charm, underpinned by its strong educational offerings and vibrant social scene, will continue to command premium property values, resilient to wider market fluctuations, making it a sound long-term investment.
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.