Private Sale, Ballsbridge, Dublin 4, Ballsbridge, Dublin 4
13 homes sold nearby. See what they went for — and what to bid on this one.
€4,500,000 · 4 Bed · 6 Bath · 120m² · Detached
Market Position
At the Upper End of Local Sales
At €4,500,000, 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.
13 closed sales nearby · 8mo 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 €4,500,000, 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 €225,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €4,500,000, 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.
€225,000
That's what overbidding by just 5% on a €4,500,000 home costs you — before interest.
A €19 check before a €4,500,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 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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Financial Exposure · 307% 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
€4,500,000
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
13
Transactions Analysed
Within 1.5km
8 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Clyde Lane, Ballsbridge, Dublin 4, Dublin 4, Dublin | 2025-10-16 | 139m² | |
| 19 Oaklands Dr, Sandymount, Dublin 4, Dublin 4, Dublin | 2025-08-14 | 198m² |
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 Impact: With a BER rating of PENDING, the potential costs for achieving a good rating are unknown, but typical upgrades from an assumed D-rating (common for older detached homes) to a B2 could range from €8,000-€12,000 and potentially increase value by €15,000-€20,000.
Generous Space: The property offers 4 bedrooms and 6 bathrooms within 120m², which is a high bathroom-to-bedroom ratio and suggests a focus on en-suite facilities or guest accommodation, deviating from the 142m² average size within 1km.
Configuration Mismatch: While having 4 bedrooms and 6 bathrooms is a premium feature, the 120m² size for a detached house in Ballsbridge might be considered compact for the area, potentially impacting its optimization for larger families or entertaining.
Hypothesis: The high number of bathrooms for the given size indicates a modern renovation prioritizing en-suites, which could appeal to a specific buyer but may limit the property's overall appeal to larger households seeking more extensive living spaces within this affluent Dublin 4 address.
Amenities
Elite Connectivity: Ballsbridge is served by DART stations like Sandymount and Lansdowne Road, providing direct links to the city centre and coastal towns, alongside numerous Dublin Bus routes including the 7 and 47.
Premier Schooling & Healthcare: The area is renowned for top-tier educational institutions such as St. Michael's College and the Teresian School, with the high-quality Blackrock Clinic and St. Vincent's University Hospital readily accessible.
Upscale Lifestyle Hub: Residents benefit from the proximity to high-end retail on Ailesbury Road, gourmet dining at restaurants like L'Ecrivain, and ample green space at Herbert Park and Ballsbridge itself, fostering a desirable lifestyle.
Hypothesis: The strong concentration of elite educational facilities and prime lifestyle amenities in Ballsbridge creates a sustained demand and premium value for properties in this micro-location, underpinning the area's status as a highly sought-after residential enclave.
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.