Tortugas, 2 Ballybride Manor, Ballybride Road, Rathmichael, Dublin 18, D18 N4V2
9 homes sold nearby. See what they went for — and what to bid on this one.
€2,695,000 · 6 Bed · 7 Bath · 708m² · Detached
Market Position
Below Typical Sale Prices
At €2,695,000, 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.
9 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 €2,695,000, 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 €134,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €2,695,000, 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.
€134,750
That's what overbidding by just 5% on a €2,695,000 home costs you — before interest.
A €19 check before a €2,695,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €2,695,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, 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
Statistical Confidence · Moderate
9
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Ballybride, Balllbride Rd, Rathmichael, Dublin 18, Dublin | 2025-04-03 | 480m² | |
| Springhaven Ballybride, Ballybride Rd, Rathmichael, Dublin 18, Dublin | 2025-10-17 | 520m² |
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 B3 Advantage: The B3 BER rating is a positive attribute, typically resulting in annual energy costs of approximately €1,300-€1,800, compared to €2,000-€2,800 for a typical D-rated property of similar size, representing a saving of €700-€1,000 annually.
Generous Proportions: With a substantial size of 708m², this property is significantly larger than the average property size of 498m² recorded within a 1km radius over the past 180 days, offering exceptional space.
Premium Configuration: Featuring 6 bedrooms and 7 bathrooms, this property significantly exceeds the median of 3 bedrooms and 4 bathrooms found within a 1km radius, positioning it at the upper end of the market for family accommodation.
Hypothesis: The significant size and luxurious bedroom/bathroom configuration, combined with a good B3 BER rating, suggests this property is targeted at the ultra-high-net-worth segment, where lifestyle amenities and exclusivity may command a significant price premium over functional utility metrics, potentially driving further value appreciation if local infrastructure development caters to such demographics.
Amenities
Limited Direct Public Transport: Analysis of local amenities reveals no direct Luas, DART, or suburban rail stations within immediate proximity, with nearest options likely requiring significant travel, such as the Luas Green Line at Sandyford (approx. 5km), impacting daily commute options for non-drivers.
Proximity to Elite Education: The area is well-served by quality educational institutions, including St. Brigid's National School in Foxrock and secondary options like Loreto High School, Beaufort, and Willow Park School, all within a short drive, enhancing family appeal.
Access to Natural Amenities: Residents benefit from proximity to scenic walking routes and green spaces, including the nearby Leopardstown Racecourse and golf clubs, as well as a short drive to Killiney Hill Park, offering excellent opportunities for outdoor recreation.
Hypothesis: While direct public transport links are sparse, the property's location in Rathmichael offers a strong appeal for affluent families prioritising access to top-tier private education and substantial green spaces, suggesting that future value growth may be more influenced by the continued prestige and development of these lifestyle amenities rather than public transport infrastructure improvements.
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.