Apt. 16, 59, Pembroke Road, Ballsbridge, Dublin 4, Ballsbridge, Dublin 4, D04 XP22
137 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 1 Bed · 1 Bath · 40m² · Apartment
Market Position
Priced Within Local Sold Range
At €350,000, this home is priced within the typical range of 137 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
137 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 €350,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 137 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
137 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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 4.1% 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
137
Transactions Analysed
Within 1.5km
12 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 · 137 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 19, 59 Pembroke Rd, Ballsbridge Dublin 4, Dublin 4, Dublin | 2024-12-18 | 32.3m² | |
| Apt 20, 59 Pembroke Rd, Dublin 4, Dublin 4, Dublin | 2024-12-20 | 36m² |
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 Unknown Cost: With a BER rating of SI_666 and listed as 'Unknown', potential buyers face uncertainty regarding energy efficiency; an upgrade from an unknown rating to a B2 would likely cost €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000.
Details
- Compact Living: At 40m², this 1-bedroom apartment is smaller than the 1km_180d_avg_property_size of 115.296m², meaning efficient use of space is paramount for value, and potential buyers may seek a premium for exceptional internal layout.
- Bathrooms Below Average: The property features 1 bathroom, which is below the 1km_180d_median_baths of 2.0 over the last 180 days, potentially limiting its appeal for couples or small families and impacting its resale value compared to properties with more facilities.
- Hypothesis: Given the 100% BER unknown percentage across multiple radii in the market data, it's plausible that many recent sales in this area have occurred without full BER assessments, suggesting a market where BER improvements are a significant, yet potentially overlooked, value-add opportunity, and achieving a B-rated status could unlock a premium of up to 15% on similar units if buyers prioritize sustainability and long-term cost savings.
Amenities
Transport Hub Proximity: This property is located in Ballsbridge, an area well-served by transport, including the DART at Lansdowne Road station (approx. 800m), and multiple Dublin Bus routes such as 7, 47, and 56a along Merrion Road, providing excellent connectivity.
Details
- Educational & Healthcare Access: It's in proximity to prestigious schools like St. Michael's College (approx. 400m) and Muckross Park College (approx. 600m), with St. Vincent's University Hospital (approx. 1.2km) offering leading healthcare services.
- Prime Lifestyle Location: Residents benefit from proximity to Aviva Stadium, Herbert Park (approx. 600m), and numerous high-end restaurants and cafes along Pembroke Road and Ballsbridge village, enhancing lifestyle appeal.
- Hypothesis: The concentration of premium educational institutions and healthcare facilities within a 1km radius of Pembroke Road, combined with excellent DART and bus links, suggests that properties here are not just residential but also strategic locations for professionals and families prioritizing access to Dublin's best public services, potentially creating a sustained demand premium of 10-15% over properties with less direct access, irrespective of size.
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.