Apartment 9, 49 Sydney Parade Avenue, Sandymount, Dublin 4, D04 E957
66 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 1 Bed · 1 Bath · 53m² · Apartment
Market Position
Below Typical Sale Prices
At €400,000, 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.
66 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €400,000, 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 €20,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €400,000, 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.
€20,000
That's what overbidding by just 5% on a €400,000 home costs you — before interest.
A €15 check before a €400,000 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 66 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
66 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 size-adjusted median, 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.
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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 15.4% 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.
Statistical Confidence · High
66
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 · 66 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 33 Seabury, Sydney Parade Ave, Sandymount Dublin 4, Dublin 4, Dublin | 2025-02-18 | 84m² | |
| 26 Seabury, Sandymount, Dublin 4, Dublin | 2025-07-08 | 84m² |
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 E2 BER rating to a B2 would likely cost between €10,000 and €15,000 and could increase the property's value by €20,000 to €30,000, offering a clear return on investment.
Space Efficiency: At 53m², this 1-bedroom apartment offers a reasonable footprint, but comparing this to the 1km median sale price for same-type apartments (€570,000) highlights a price per square meter of €10,755, which is high.
Value Optimization Potential: Strategic improvements to the E2 BER rating, such as enhanced insulation and modern heating systems, could significantly reduce annual running costs, estimated to be €1,800-€2,400, compared to €900-€1,400 for properties with B-rated BER certificates.
Hypothesis: The E2 BER rating presents a substantial opportunity for value enhancement; by investing in energy efficiency upgrades, the new owner could not only reduce ongoing costs by an estimated €900-€1,000 annually but also unlock significant capital appreciation, potentially bridging the gap to the €453,925 estimated value.
Amenities
Exceptional Transport Links: This property benefits from proximity to Sandymount DART station (approx. 500m walk) and multiple Dublin Bus routes including 7 and 47 along Merrion Road, providing seamless connectivity.
Prime Lifestyle Hub: Residents have immediate access to Sandymount Strand for recreation, a plethora of cafes and restaurants on Merrion Road, and the educational institutions of St. Andrew's College and UCD within a 2km radius.
Walkable Urban Village: The area boasts excellent walkability, with local shops, a pharmacy, and the Shelbourne Park Greyhound Stadium all within a 1km radius, fostering a convenient and vibrant lifestyle.
Hypothesis: The exceptional connectivity and density of high-value amenities in Sandymount, particularly the DART access and proximity to UCD, create a strong rental yield potential for a 1-bedroom apartment, suggesting that even at its current asking price, the yield may significantly outperform broader Dublin averages due to tenant demand for this prime location.
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.