1 Ard Lorcain Grove, Stillorgan, Co. Dublin, A94 FF68
75 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 1 Bed · 1 Bath · 40m² · Apartment
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 75 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
75 closed sales nearby · 9mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Similar homes sold for a median of — know exactly where to anchor your first offer.
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A 5% overshoot on a home at the local median costs €15,634 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€15,634
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 75 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
75 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
No asking price is listed. The chart shows the verified closed sales distribution for 75 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.6% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
75
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±13%
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 · 75 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 28 Woodview Court, Glenalbyn Rd, Stillorgan, Dublin | 2024-12-16 | 69m² | |
| 8 Ard Lorcain Villas, Ard Lorcain, Stillorgan, Dublin | 2025-09-19 | 38m² |
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 Advantage: With a B2 BER rating, this apartment likely incurs annual energy costs between €800-€1,200, offering potential savings of €1,000-€1,400 annually compared to a typical D-rated property of similar size in the area.
Details
- Compact Living: The 40m² size is smaller than the average property size of 109.5m² within a 1km radius, indicating a potentially lower maintenance option but requiring careful consideration of space efficiency.
- Value Optimization: While BER B2 is good, achieving an A-rated BER could cost €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000, particularly if the surrounding market has a higher proportion of A-rated homes.
- Hypothesis: The significant proportion of apartments (25.42% within 1km) with unknown BER ratings suggests a lack of standardized energy efficiency disclosure for apartment stock in the area, which could lead to a future market correction where properties with transparent and high BER ratings gain a distinct valuation premium.
Amenities
Transport Hub: This property benefits from proximity to Stillorgan Luas stop, providing direct access to Dublin City Centre, and is served by multiple Dublin Bus routes including 46A, 75, and 116.
Details
- Local Conveniences: Residents are close to Stillorgan Shopping Centre, offering a variety of retail outlets and supermarkets, and within easy reach of local schools such as Oatlands College and St. Laurence's Boys National School.
- Healthcare Access: The property is within a short commute of St. Vincent's University Hospital and Blackrock Clinic, ensuring excellent access to a range of medical services and specialists.
- Hypothesis: The ongoing infrastructure developments in the Stillorgan area, including potential enhancements to public transport links and the expansion of local retail and leisure facilities, are likely to increase walkability and desirability, driving a premium for properties like this one that are well-positioned to leverage these future amenities.
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.