The Cottage, 38 Dodder View Cottages, Ballsbridge, Dublin 4, D04 V2T1
6 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 1 Bed · 1 Bath · 47m² · Semi-D
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 12mo recency · Moderate 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €425,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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 size-adjusted median. 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Herbert Cottages, Ballsbridge, Dublin 4, Dublin 4, Dublin | 2025-03-27 | 66m² | |
| 81 Lansdowne Village, Sandymount, Dublin 4, Dublin 4, Dublin | 2025-03-21 | 62m² |
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
Suboptimal BER Rating: The E1 BER rating suggests significant potential for energy efficiency upgrades, with costs to reach a B2 rating estimated between €8,000-€12,000, potentially increasing property value by €15,000-€20,000.
Details
- Compact Living Space: At 47m², this property is considerably smaller than the average property size of 132m² sold within a 1km radius over the past 180 days, potentially limiting its appeal to a broader buyer base.
- Upgrade Investment Opportunity: To improve its marketability and energy costs, upgrading the E1 BER could involve insulation, window replacement, and heating system improvements, with the investment likely yielding a return through increased saleability and reduced running costs.
- Hypothesis: The E1 BER rating and compact 47m² size indicate an opportunity for strategic upgrades. Investing €10,000 in insulation and double glazing could elevate the BER to C or B, potentially increasing its market value by €15,000-€20,000 and making it more competitive with the 2-bedroom, 2-bathroom properties that dominate the local sales landscape.
Amenities
Exceptional Connectivity: The property is well-served by Dublin Bus routes 18, 82, and 118, with the Booterstown DART station approximately 1km away, providing swift access to Dublin city centre.
Details
- Prime Educational Access: Nearby educational facilities include St. Andrew's College (0.8km), Blackrock College (1.5km), and UCD Smurfit School (2km), positioning it favourably for families and academics.
- Abundant Lifestyle Options: Residents benefit from close proximity to amenities such as the Merrion Shopping Centre (1.2km), numerous cafes and restaurants in Ballsbridge village, and the expansive Herbert Park (0.5km) for recreation.
- Hypothesis: The exceptional connectivity via the Booterstown DART and multiple bus routes, coupled with the presence of high-calibre schools and amenities in Ballsbridge, significantly enhances the property's desirability, suggesting its small size and BER rating are offset by its prime location, which typically commands a premium of 10-15% in this highly sought-after Dublin 4 postcode.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.