Strand Lodge, 5 Strand Road, Sandymount, Dublin 4, D04 X461
20 homes sold nearby. See what they went for — and what to bid on this one.
€2,450,000 · 6 Bed · 6 Bath · 402m² · Semi-D
Market Position
Below Typical Sale Prices
At €2,450,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
20 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 €2,450,000, 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 €122,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,450,000, 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.
€122,500
That's what overbidding by just 5% on a €2,450,000 home costs you — before interest.
A €19 check before a €2,450,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 16.4% 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.
Statistical Confidence · High
20
Transactions Analysed
Within 3.0km
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 28 Claremont Rd, Sandymount, Dublin 4, Dublin 4, Dublin | 2025-04-24 | 286m² | |
| 7 Oaklands Park, Ballsbridge, Dublin 4, Dublin 4, Dublin | 2025-09-12 | 219m² |
Transactions within a 3.0km 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 Limitation: The SI_666 BER rating indicates an unknown energy efficiency, preventing an assessment of potential energy cost savings or the need for upgrades compared to the 100% BER unknown rate in the 1km radius.
Size vs. Configuration: At 402m² with 6 bedrooms and 6 bathrooms, this property is exceptionally large and well-appointed for the typical market within 1km, which averages 3 bedrooms and 2 bathrooms.
Potential Upgrade Costs: Given the 'Unknown' BER, investing in a comprehensive energy audit and subsequent upgrades (e.g., insulation, heating systems) would be essential, potentially costing €15,000-€25,000 to bring it to a B2 or A3 rating, which could add €20,000-€30,000 in value.
Hypothesis: The sheer scale of this 6-bedroom, 6-bathroom property (402m²) far exceeds the 3-bedroom, 2-bathroom average within 1km, suggesting it is either a unique, high-end residence or potentially oversized for typical family needs in Sandymount, impacting its appeal to a broader buyer pool despite its luxurious size.
Amenities
Transport Connectivity: The property is well-served by public transport, with multiple Dublin Bus routes like 7 and 47 providing direct access to the city centre, and the DART at Sandymount Station approximately 1.5km away.
Educational Hub: Its proximity to prestigious educational institutions like Blackrock College (secondary), St. Andrew's College (secondary), and UCD (university) within a short distance enhances its appeal to families and academics.
Lifestyle & Recreation: Residents benefit from the adjacent Sandymount Strand for recreation, numerous cafes and restaurants along Sandymount Green and Merrion Road, and the Aviva Stadium and RDS are within easy reach.
Hypothesis: The prime Sandymount location, renowned for its affluent profile and proximity to top-tier schools and coastal amenities, suggests that any perceived overpricing might be mitigated by a strong demand from a niche segment of buyers prioritizing prestige, education, and lifestyle over pure metric-based valuation.
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.