1 Cruagh Court, Stepaside, Co. Dublin, D18 HX03
13 homes sold nearby. See what they went for — and what to bid on this one.
€665,000 · 3 Bed · 3 Bath · 110m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €665,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 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 €665,000, 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 €33,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €665,000, 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.
These signals interact — full analysis in report.
€33,250
That's what overbidding by just 5% on a €665,000 home costs you — before interest.
A €19 check before a €665,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above the median of comparable sales. 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 · High
13
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±5%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Clay Farm Avenue, Clay Farm, Leopardstown, Dublin 18, Dublin | 2025-05-02 | 113m² | |
| 2 Clay Farm Drive, Clay Farm, Leopardstown, Dublin 18, Dublin | 2024-11-27 | 148m² |
Transactions within a 3.0km 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 Improvement Opportunity: The C1 BER rating suggests that upgrading to a B2 rating could cost €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a clear investment return.
Cost Savings Potential: With a C1 BER rating, annual energy costs are estimated at €1,500-€1,800, compared to €900-€1,200 for similar-sized B-rated properties, representing annual savings of €600-€900.
Space Efficiency: The 110m² size for a 3-bedroom, 3-bathroom end-of-terrace property aligns with typical modern family configurations, offering adequate living space for its type.
Hypothesis: Investing in a targeted BER upgrade from C1 to B2, focusing on insulation and heating system efficiency, could provide a net financial benefit of €7,000-€10,000 within five years, significantly enhancing the property's long-term appeal and reducing operational costs.
Amenities
Transport Links: The area is served by Dublin Bus routes 63 and 114, providing connectivity to Sandyford Business Park and Dundrum Town Centre, and is approximately a 20-minute walk to the Glencairn Luas Green Line stop.
Local Education: Within a 1.5km radius, families have access to Scoil Naomh Éanna (primary) and the secondary level education at St. Benildus College, along with Bright Start Childcare.
Healthcare and Retail: Proximity to Dundrum Town Centre offers extensive retail and dining options, while the Beacon Hospital is approximately a 10-minute drive for healthcare needs.
Hypothesis: The recent €1.5 billion investment in the Dundrum area, focusing on enhanced retail, entertainment, and public transport links including potential Luas extensions, will likely drive increased demand and value for properties within a 3km radius of Stepaside over the next five years.
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.