Apartment 43, 143 Merrion Road, Herbert Avenue, Dublin 4, Co. Dublin, D04 K6F3
61 homes sold nearby. See what they went for — and what to bid on this one.
€965,000 · 2 Bed · 2 Bath · 94m² · Apartment
Market Position
At the Upper End of Local Sales
At €965,000, 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.
61 closed sales nearby · 10mo 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 €965,000, 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 €48,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €965,000, 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.
€48,250
That's what overbidding by just 5% on a €965,000 home costs you — before interest.
A €19 check before a €965,000 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 61 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
61 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 8.6% 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 · 30% 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
€965,000
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
61
Transactions Analysed
Within 1.5km
10 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 · 61 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 85 Merrion Village, Ballsbridge, Dublin 4, Dublin 4, Dublin | 2025-02-18 | 57m² | |
| Apt 6 The Links, Elm Park, Merrion Rd Dublin 4, Dublin 4, Dublin | 2024-11-21 | 75m² |
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
Superior Efficiency: With an A2 BER rating, this apartment's annual energy costs are estimated between €800-€1,200, significantly lower than D-rated properties of similar size, which would incur costs of €1,800-€2,200 annually.
Spacious Design: At 94.0m², this 2-bedroom apartment offers generous living space, which is 15.9% larger than the median sale price for same-type apartments within 1km (€570,000) over 180 days, indicating good value per square meter if priced competitively.
Value Optimization: While already high-quality, minor cosmetic upgrades could potentially unlock a further €15,000-€20,000 in value, aligning with the €8,000-€12,000 cost for substantial BER improvements if ever needed for a lower-rated property.
Hypothesis: The A2 BER rating positions this property to benefit from potential future regulatory shifts favoring energy-efficient homes and could command a 'green premium' of 5-10% over comparable properties with lower ratings, especially as energy costs continue to be a significant factor for buyers.
Amenities
Prime Transport Hub: Residents have access to Dublin Bus routes like the 46A, 145, and 155, with nearby DART stations at Sandymount and Sydney Parade, offering excellent connectivity across Dublin.
Premier Education & Healthcare: Proximity to top schools like Muckross Park College and St. Michael's College, alongside facilities like St. Vincent's University Hospital, enhances the lifestyle and value proposition.
Luxurious Lifestyle & Walkability: Enjoying the vibrant atmosphere of Merrion Village, with upscale boutiques and cafes, combined with the expansive green spaces of Herbert Park and the Strand Road promenade for walking and recreation, defines this locale.
Hypothesis: The concentration of high-achieving educational institutions and premier healthcare facilities within walking distance, combined with the highly desirable lifestyle amenities, creates a powerful 'ecosystem of quality' that historically drives a sustained 15-20% price premium over comparable apartments located in areas with less established amenity profiles.
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.