De Vesci House, Carrickbrennan Road, Monkstown, Co. Dublin, A94 V1F6
75 homes sold nearby. See what they went for — and what to bid on this one.
€2,250,000 · 4 Bed · 5 Bath · 312m² · Semi-D
Market Position
Priced Within Local Sold Range
At €2,250,000, this home is priced within the typical range of 75 recent closed sales nearby. There's room to negotiate — seller leverage is 4.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
75 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 €2,250,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €112,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,250,000, 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.
€112,500
That's what overbidding by just 5% on a €2,250,000 home costs you — before interest.
A €19 check before a €2,250,000 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 75 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
75 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.
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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 3.6% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 18% 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
€2,250,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
75
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 · 75 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 29 Castle Park, Monkstown, Dublin, Dublin | 2026-01-19 | 213m² | |
| 1 Uplands, The Hill, Monkstown, Dublin | 2025-04-14 | 320m² |
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 Potential: The D2 BER rating suggests that upgrading to a B2 standard could cost between €15,000 and €25,000, potentially increasing the property's value by €20,000 to €30,000 based on typical market uplift for energy efficiency.
Energy Cost Disparity: A D2 BER rating implies annual energy costs of approximately €1,800-€2,200, whereas a B2 equivalent property of this size could see annual savings of €700-€1,000.
Generous Space Allocation: With 312m² spread across 4 bedrooms and 5 bathrooms, this property offers an average of 78m² per bedroom, indicating a very spacious and well-appointed configuration for its type.
Hypothesis: Given the D2 BER rating and the significant size of the property, targeted energy efficiency upgrades, focusing on insulation and heating systems, could unlock substantial long-term savings and a notable increase in market appeal, making the upfront investment highly justifiable.
Amenities
Transport Connectivity: Excellent access is provided via Dublin Bus routes 46A and 7D, with the DART services available from Salthill and Monkstown stations (approx. 1.5km), offering efficient commuting options.
Educational Hub: The property is ideally located near highly regarded schools including CBC Monkstown Park (0.7km), Rathdown School (1.2km), and secondary options like Newpark Comprehensive School (2km).
Lifestyle & Retail Access: Residents benefit from proximity to Monkstown village's vibrant restaurant scene (e.g., Salz, Bresson), boutique shops, and supermarkets, with Dunnes Stores and Tesco within a 1km radius.
Hypothesis: The concentration of high-performing schools and desirable lifestyle amenities in Monkstown, combined with excellent transport links, creates a strong family-oriented appeal that commands a significant location premium, likely insulating it from broader market downturns.
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.