The Lodge, Abbey Road, Monkstown, Co. Dublin, A94 P9D9
37 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 3 Bed · 2 Bath · 85m² · Detached
Market Position
At the Upper End of Local Sales
At €695,000, 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.
37 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 €695,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 37 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
37 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 14.3% 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.
Financial Exposure · 30% 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
€695,000
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
37
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 · 37 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Devon Close, Deansgrange, Dublin, Dublin | 2025-10-14 | 99m² | |
| 16 St Fintans Villas, Deans Grange, Blackrock, Dublin | 2026-01-16 | 172m² |
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 Upgrade Opportunity: Upgrading the C1 BER rating to a B2 could cost an estimated €8,000-€12,000, with potential to increase property value by €15,000-€20,000 based on market premiums for better energy efficiency.
Size Efficiency: At 85m², this detached property is smaller than the average property size of 120.5m² within a 1km radius over the past 180 days, suggesting a compact layout may be priced at a premium.
Value Optimization: While not a new build, investing an estimated €8,000-€12,000 to upgrade the C1 BER to a B2 could significantly enhance its market appeal and potential resale value, particularly given the C1 rating is common (100% BER unknown in local data).
Hypothesis: The prevalence of properties with unknown BER ratings (100% within 1km and 3km radius) suggests a market where older stock is common, making strategic BER upgrades from C1 a strong value-add proposition that could capture a higher premium than currently reflected in the immediate sales data.
Amenities
Exceptional Transport Links: The property is well-served by Dublin Bus routes 44, 63, and 111, and is a 15-minute walk (approx. 1.2km) to the Salthill & Monkstown DART station, providing excellent connectivity.
Premier Educational & Healthcare Access: Located within easy reach of highly-regarded schools like Rathdown School and Holy Child Killiney, and close to St. Michael's Hospital and Blackrock Clinic.
Vibrant Local Lifestyle: Abbey Road is within walking distance to Monkstown Village's acclaimed restaurants such as Avoca and Hartley's, and the coastal path offering scenic walks, with Dublin's city centre easily accessible.
Hypothesis: The high concentration of sought-after primary and secondary schools (e.g., Monkstown Educate Together, Holy Child Killiney) and the proximity to coastal amenities within Monkstown are significant drivers of long-term value, making this property highly attractive to families and lifestyle-focused buyers, which is reflected in the strong demand and price growth seen in the 1km radius market.
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.