Brownlea, 45 Trees Road Lower, Mount Merrion, Mount Merrion, Co. Dublin, A94 F6D7
95 homes sold nearby. See what they went for — and what to bid on this one.
€1,250,000 · 4 Bed · 3 Bath · 164m² · Semi-D
Market Position
Priced Within Local Sold Range
At €1,250,000, this home is priced within the typical range of 95 recent closed sales nearby. There's room to negotiate — seller leverage is 4.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
95 closed sales nearby · 9mo 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 €1,250,000, 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 €62,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,250,000, 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.
€62,500
That's what overbidding by just 5% on a €1,250,000 home costs you — before interest.
A €19 check before a €1,250,000 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 95 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
95 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.
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 10.2% 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
95
Transactions Analysed
Within 1.5km
9 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 · 95 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 43 Trees Road, Mount Merrion, Co Dublin, Dublin | 2025-11-28 | 166m² | |
| 66 South Ave, Mount Merrion, Dublin, Dublin | 2025-02-21 | 160m² |
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 Deficit: The G BER rating signifies a significant need for energy efficiency upgrades, with estimated costs to reach a B2 rating ranging from €8,000 to €12,000, which could increase property value by €15,000 to €20,000.
Details
- Size vs. Local Average: At 164.0m², this property is substantially larger than the average property size of 115.8m² sold within a 1km radius over the last 180 days, offering potential value in its spaciousness.
- Upgrade Opportunity Value: Investing in insulation, new windows, and a modern heating system for the G-rated BER could yield a return of approximately 2-3 times the upgrade cost in increased market value, a crucial factor for a property of this asking price.
- Hypothesis: Given the G BER rating and the significant difference in size compared to the average 1km radius sale, it's hypothesized that prospective buyers will heavily discount the property's value due to the immediate and substantial retrofitting costs required, potentially off-setting some of the premium attributed to its size and location.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 114, 175, and 75, offering direct access to Dún Laoghaire and UCD, with the DART at Dún Laoghaire station approximately 3km away.
Details
- Educational Hub: Proximity to highly-regarded educational institutions including Mount Anville Secondary School (within 1km), St. Michael's College (2km), and UCD Belfield (3km) enhances its family appeal.
- Local Lifestyle Amenities: Residents benefit from the extensive retail and dining options in nearby Stillorgan (1.5km), including Stillorgan Shopping Centre, and the green spaces of Deer Park and Marlay Park within a 3km radius.
- Hypothesis: The strong local infrastructure, including established schools and excellent transport links to key employment and educational hubs, suggests that Mount Merrion is a highly desirable residential area, which typically commands a premium for properties that offer good value despite any immediate quality deficiencies like the BER rating.
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.