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 8.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 closed sales nearby · 6mo 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
From €19 for your strategy on a €845,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 size-adjusted median. 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
6 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.
Details
- 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.
Details
- 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 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.