10 Merville Avenue, Stillorgan, Co. Dublin, A94 A7X3
17 homes sold nearby. See what they went for — and what to bid on this one.
€845,000 · 3 Bed · 2 Bath · 134m² · House
Market Position
Priced Within Local Sold Range
At €845,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 7.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 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 €845,000, 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 €42,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €845,000, 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.
€42,250
That's what overbidding by just 5% on a €845,000 home costs you — before interest.
A €19 check before a €845,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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 below 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
17
Transactions Analysed
Within 3.0km
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 29 Ard Lorcain, Stillorgan, Dublin, Dublin | 2025-12-04 | 78m² | |
| 6 Linden Place, Grove Ave, Blackrock, Dublin | 2025-04-01 | 143m² |
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
Moderate Energy Efficiency: The C3 BER rating suggests potential for improvement; upgrading to a B2 rating could cost an estimated €8,000-€12,000 but potentially increase property value by €15,000-€20,000.
Generously Sized Home: At 134 sqm, this house is 24% larger than the average property size of 109 sqm sold within a 1km radius over the past 180 days, offering good space utility.
Standard Bedroom/Bathroom Configuration: The 3 bedrooms and 2 bathrooms align with the median of 3 beds and 2 baths within the 1km radius market over the last 180 days.
Hypothesis: While the C3 BER is acceptable, the lack of specific BER data for comparable properties within a 1km radius (100% BER unknown) means a buyer cannot easily benchmark energy efficiency investments. This data gap may lead buyers to discount properties with non-optimal BER ratings, creating an opportunity for sellers who invest in upgrades to achieve a premium of 5-8% over comparable unrated properties.
Amenities
Excellent Transport Connectivity: This property is well-served by Dublin Bus routes 46A, 63, and 75, and is within a reasonable distance of the Luas Green Line at Stillorgan or Kilmacud stops.
Prime Educational Access: Located in proximity to top-tier schools such as St. Laurence's Boys National School and Mount Anville Secondary School, making it highly attractive for families.
Convenient Local Services: A short walk to Stillorgan Village offers a wide array of shopping, dining, and essential services, including a Dunnes Stores supermarket and a selection of cafes and restaurants.
Hypothesis: The ongoing €800 million investment in the N11/M50 junction upgrade, improving traffic flow and connectivity to major employment hubs like Sandyford and Cherrywood, will likely see an appreciation of 7-10% in property values within a 3km radius of improved transport infrastructure like Merville Avenue over the next 2-3 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.