Moybrook, Avoca Avenue, Blackrock, Co. Dublin, A94 Y2X8
31 homes sold nearby. See what they went for — and what to bid on this one.
€3,295,000 · 5 Bed · 4 Bath · 265m² · Detached
Market Position
At the Upper End of Local Sales
At €3,295,000, 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 €3,295,000, 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 €164,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €3,295,000, 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.
€164,750
That's what overbidding by just 5% on a €3,295,000 home costs you — before interest.
A €19 check before a €3,295,000 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 decreased 2.1% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 68% 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
€3,295,000
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
±18%
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 |
|---|---|---|---|
| Ardglas, Avoca Avenue, Blackrock, Dublin | 2024-12-05 | 239m² | |
| 8 Priory Ave, Blackrock, Dublin, Dublin | 2024-12-04 | 407m² |
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 Advantage: The B2 BER rating of this property is strong, placing it above many older properties and offering potential annual energy cost savings of €1,000-€1,400 compared to an equivalent D-rated property of similar size (€1,800-€2,200 annual costs).
Spacious Dwelling: With 265m² of living space and 5 bedrooms, this property is significantly larger than the average property size of 114.5m² within a 1km radius over the last 180 days, offering considerable space and value for larger families or those requiring extensive living areas.
Upgrade Opportunity: While B2 is good, an upgrade to A-rated BER could cost approximately €10,000-€15,000 and potentially increase property value by €20,000-€30,000, representing a tangible return on investment.
Hypothesis: The B2 BER rating, while good, could be a point of differentiation. Strategic investments in further insulation and heating system upgrades to achieve an A-rating could position this property as a market leader in energy efficiency within Blackrock, attracting premium buyers and commanding a higher resale value in the long term.
Amenities
Transport Hub: The property benefits from excellent connectivity, being within walking distance to Blackrock DART station, offering direct rail links to Dublin City Centre and surrounding coastal towns.
Educational Excellence: Proximity to highly-regarded educational institutions such as Blackrock College (secondary), St. Andrew's College (secondary), and Carysfort National School (primary) positions this as a prime location for families.
Premium Retail and Dining: Residents have easy access to Blackrock Village's vibrant mix of boutiques, cafes, and restaurants, as well as the convenience of nearby supermarkets like SuperValu and a short drive to major shopping centres such as Dundrum Town Centre.
Hypothesis: The exceptional amenity offering, including direct DART access, top-tier schools, and extensive retail and leisure facilities within Blackrock, creates a strong demand driver that can sustain premium property valuations, suggesting that even at a high asking price, properties with these attributes tend to maintain their value and appeal to a discerning buyer demographic.
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.