Every figure on Bopperty comes from the public Property Price Register. This page sets out, completely, what we do to it: five fixed rules, applied identically to every year since 2010, with nothing deleted and the unfiltered register always one tap away.
Bopperty Adjusted figures. The register records every filing, including sales flagged as not full market price, entries later withdrawn or corrected, prices that are clearly not a market price for a home, and new-build prices entered without VAT. Left in, these pull the averages away from what a typical home actually sold for. Bopperty Adjusted figures apply five fixed rules, identically to every year since 2010: sales flagged on the register as not full market price are excluded; entries since withdrawn from the register are excluded; prices below €25,000 are excluded; new-build prices registered without VAT are shown VAT-inclusive at the 13.5% rate; and any sale priced more than six times, or less than one sixth of, the typical price for its own area and year is excluded from the averages. The typical price is the middle value, so no single extreme sale can drag it. Nothing is deleted: every sale, at its exact registered price, remains in the sales list and on the map, and 'Register as published' shows the unfiltered figures one tap away. Current-year figures are provisional and settle as the register fills in. Completed-year figures are ordinarily stable but may change where source records are corrected or withdrawn or where Bopperty revises its methodology. Our figures are not mix-adjusted and differ from official CSO indices.
Every statistic on our sold-price pages exists in two versions. 'Register as published' is the register exactly as it stands today: every current entry, at its exact filed price, including sales flagged as not full market price. The only entries shown nowhere on Bopperty are those the register itself has since removed or corrected (Rule 02). 'Bopperty Adjusted', the default, applies the five rules on this page. The toggle on every page switches between them. Two things never change with the toggle: the list of individual sales and the map always show every sale at its exact filed price, and nothing is ever deleted from our records.
Sales list & map are fed from the register lane only, and are always as filed — every sale at its exact registered price, unaffected by the toggle.
The register lets a filer flag a sale as 'not full market price' — transfers between family members, sales tied to other deals, and similar. We exclude flagged sales from all Bopperty Adjusted figures.
WhyA price that was never a market price tells you nothing about what homes sell for. These flags are declared on the register itself; excluding them involves no judgement by us. They are about 5% of all filings, and they skew heavily cheap — leaving them in pulls area figures below what a typical buyer actually pays.
The register is amended over time: mistaken filings are removed and corrected entries added. Our copy of the register only ever grows, so we flag every entry the register itself no longer contains and exclude it from all figures, in both views.
WhyWhen a filing error is corrected, the old entry and its replacement would otherwise both be counted — the same sale twice, once at a wrong price.
Registered prices below €25,000 are excluded from Bopperty Adjusted figures.
WhyBopperty excludes registered prices below €25,000 as a fixed conservative methodology rule because very low entries are more likely to represent nominal, part-interest, multi-property or otherwise atypical transactions rather than ordinary open-market sales of a single home. Some genuine low-value transactions may therefore be excluded.
New homes carry VAT at 13.5%, but the register records new-build prices excluding it. Wherever the register flags a price as VAT-exclusive, Bopperty Adjusted figures use the VAT-inclusive amount: the registered price multiplied by 1.135. The sales list always shows the price exactly as registered.
WhyRegistered new-build prices exclude VAT, so they understate what every buyer actually paid by 13.5%. In areas with heavy new-build activity, that drags the whole area figure below reality. The VAT rate on residential property has been 13.5% continuously since 2003, so one flat adjustment is correct for every year we cover.
A sale priced more than six times, or less than one sixth of, the typical price for its own area and year is excluded from Bopperty Adjusted figures. The same multiple applies to every area and every year.
WhyThe register contains entries that are not single-home market prices: whole apartment blocks filed as one line, portfolio and site sales, and occasional filing errors. A fixed euro cut-off cannot handle both Leitrim and Dublin 4; a multiple of each area’s own typical price can. €1.5m in an area where homes typically sell for €180,000 is over eight times typical and is excluded; €1.5m where typical is €800,000 is an ordinary sale and stays in. The bar is set high on purpose: it removes under 1.5% of sales in every year of the series, so genuine expensive and cheap homes stay in the figures.
We cross-check this rule against a standard statistical outlier method; the two flag substantially the same sales.
The middle is a rank, not an average, so the €40,000,000 entry cannot drag it. It sits outside the fence and is excluded; the published figure is the middle of what remains.
Our headline figure is the typical (median) price: line up every included sale from cheapest to dearest and take the middle one. The typical range is the middle 50% of sales — a quarter of sales sit below it, a quarter above. We show these rather than averages or lowest-highest extremes because the middle of the market is what a single unusual sale cannot move, and 'half of sales fell between X and Y' is more useful to a buyer than the two most extreme filings of the year. Figures are shown to the nearest €1,000. Areas with fewer than five sales in a period show no figure at all.
Some entries that pass every rule are still not single-home market prices — for example, several homes filed as one line. Identified multi-property filings and suspected errors are excluded from Bopperty Adjusted figures as found, each recorded with its reason, and the register view always retains them.
Two other things on these pages are not Bopperty’s to change. The register itself is maintained by the PSRA from filings made when stamp duty is paid; if a price, address or date on the register is wrong, the correction route is the PSRA’s own. Map locations are worked out by matching register addresses against open and community-sourced location data; they are approximate, and they improve as that data improves — we update placements as better data becomes available.
If something Bopperty has produced is wrong — a map placement, an area figure, anything of ours — tell us and we will fix it at the next refresh.
Area boundaries are indicative. Bopperty uses the open routing-key boundary dataset published by Autoaddress, built from CSO Small Area boundaries. Routing keys are assigned by An Post per postal route, not by boundary, so a property’s routing key cannot be reliably determined from a boundary alone.
Property Price Register — register data rendered as filed; re-used under the European Union (Open Data and Re-use of Public Sector Information) Regulations 2021 in accordance with the PSRA’s re-use conditions; source and copyright: Property Services Regulatory Authority. propertypriceregister.ie ↗
CSO statistics — Central Statistics Office; Creative Commons Attribution 4.0 International. CC BY 4.0 ↗
Building Energy Ratings — Sustainable Energy Authority of Ireland, under the SEAI BER Research Tool terms. seai.ie ↗
Schools data — Department of Education; childcare data — Pobal: Creative Commons Attribution 4.0 (CC BY 4.0) under the public-sector-information framework.
Transport data — Transport for Ireland: TFI Open Data licence (Creative Commons Attribution). transportforireland.ie
Bopperty is an independent service. It is not affiliated with, endorsed by, or sponsored by the Property Services Regulatory Authority, any government body, or any data provider. This page presents registered sale prices and area context for general information only. It is not a valuation, a price estimate, or financial, legal, or property advice.
Map locations (prepared offline) — geocoded via OpenCage; underlying data © OpenStreetMap contributors, Open Database Licence (ODbL). openstreetmap.org/copyright ↗
Eircode routing-key area boundaries — Autoaddress open dataset, published as open, free and reusable (see “Area boundaries” above).