Valerio, 139 Mount Merrion Avenue, Blackrock, Co Dublin, A94 Y963
19 homes sold nearby. See what they went for — and what to bid on this one.
€1,250,000 · 3 Bed · 2 Bath · 143m² · Detached
Market Position
At the Upper End of Local Sales
At €1,250,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
19 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 €1,250,000, 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 €62,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,250,000, 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.
€62,500
That's what overbidding by just 5% on a €1,250,000 home costs you — before interest.
A €19 check before a €1,250,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 12% 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
€1,250,000
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
19
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±17%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| St Anthonys, 19 Greygates, Stillorgan Rd, Dublin | 2025-10-14 | 208m² | |
| 43a Priory Ave, Stillorgan, Dublin, Dublin | 2025-11-28 | 227.6m² |
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 Rating Placeholder: The BER rating is pending, making it impossible to assess energy efficiency and potential savings compared to local properties with known ratings.
Size Efficiency: At 143m², this 3-bedroom detached house is comparable in size to the median sale price for same-type properties within 1km (€1,452,500), which average 150-180m².
Potential Value Optimization: While the BER is pending, investing in energy efficiency upgrades (e.g., from a theoretical D to a B2) could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, depending on the final rating.
Hypothesis: Given the 'PENDING' BER rating, future buyers may face immediate costs for upgrades if the rating is poor, impacting the overall value proposition; however, if the final rating is good (B or higher), it could represent a significant selling point, particularly when compared to the ~€570,310 price standard deviation within 1km.
Amenities
Transport Hub: The area is served by Dublin Bus routes 7, 114, and is within a reasonable distance of Blackrock DART station, offering strong connectivity.
Educational Cluster: Proximity to highly regarded schools like Blackrock College, St. Andrew's College, and Sion Hill College enhances family appeal.
Retail & Leisure: Residents have easy access to Blackrock village's shops, cafes, and restaurants, as well as coastal walks along the seafront and Carysfort Park.
Hypothesis: The established reputation of Blackrock as a highly desirable residential area, supported by its excellent schools and proximity to the city, is likely a primary driver for the high property values seen within a 1km radius, suggesting that future infrastructure developments or school performance changes could have a pronounced impact on local property appreciation.
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.