Ivanhoe, 26 Belgrave Road, Monkstown, Co. Dublin, Monkstown, Co. Dublin, A94 Y7D3
31 homes sold nearby. See what they went for — and what to bid on this one.
€2,295,000 · 4 Bed · 2 Bath · 205m² · Semi-D
Market Position
At the Upper End of Local Sales
At €2,295,000, 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.
31 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 €2,295,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €114,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,295,000, 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.
€114,750
That's what overbidding by just 5% on a €2,295,000 home costs you — before interest.
A €19 check before a €2,295,000 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 31 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
31 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 increased 13.7% 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 · 38% 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
€2,295,000
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
31
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 · 31 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Eaton Sq, Monkstown, Dublin, Dublin | 2026-02-03 | 250m² | |
| 30 Newtown Ave, Blackrock, Dublin, Dublin | 2025-04-10 | 225m² |
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
Energy Efficient C3 BER: With a C3 BER rating, this 205m² property offers favourable energy efficiency, with estimated annual energy costs of €1,200-€1,600, potentially saving buyers €600-€800 annually compared to a D-rated property of similar size.
Exceptional Size: Boasting a generous 205m² floor area, Ivanhoe is a significantly larger property, being over 2.5 times the average property size of 80m² sold within a 1km radius, offering substantial living space uncommon in the local market.
Superior Configuration: This 4-bedroom, 2-bathroom semi-detached home is configured above the local average, which typically features 3 beds and 2 baths, providing ample space for a growing family or those desiring extra rooms in a premium location.
Hypothesis: The property's robust C3 BER, combined with its exceptionally large footprint and 4-bedroom layout, suggests that Ivanhoe is poised to attract buyers specifically seeking a substantial, energy-conscious family home, commanding a premium for its rare combination of scale and efficiency in Monkstown.
Amenities
Exceptional Connectivity: Residents benefit from direct access to the Salthill & Monkstown DART station (approximately 500m) for swift commutes to Dublin City Centre and Bray, complemented by frequent Dublin Bus routes such as the 7 and 7a on Monkstown Road.
Premium Lifestyle & Retail: Monkstown Village, within a 500m walk, offers a curated selection of amenities including SuperValu, gourmet dining at FX Buckley Steakhouse, and popular cafes like Avoca, while nearby Blackrock Village (1.5km) provides additional retail at Blackrock Shopping Centre.
Top-Tier Educational Access: The property is ideally positioned near highly-regarded schools such as Monkstown Educate Together (800m), Monkstown Park Junior School (700m), and CBC Monkstown (1km), ensuring excellent educational options for families.
Hypothesis: The unparalleled combination of immediate DART access, a vibrant Monkstown Village on the doorstep, and a concentration of top-tier schools suggests that Ivanhoe's location commands a significant 'lifestyle premium,' making it a top choice for affluent families prioritizing convenience, education, and coastal living in South Dublin.
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.