104 Tudor Lawns, Foxrock, Dublin 18, D18 V3A2
78 homes sold nearby. See what they went for — and what to bid on this one.
€875,000 · 4 Bed · 3 Bath · 124m² · Semi-D
Market Position
Priced Within Local Sold Range
At €875,000, this home is priced within the typical range of 78 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.
78 closed sales nearby · 11mo 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 €875,000, 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 €43,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €875,000, 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.
€43,750
That's what overbidding by just 5% on a €875,000 home costs you — before interest.
A €19 check before a €875,000 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 78 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €875,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
78 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 10.9% 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
78
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
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 · 78 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 59 Tudor Lawns, Leopardstown, Dublin 18, Dublin 18, Dublin | 2024-11-13 | 120m² | |
| 87 Leopardstown Ave, Blackrock, Co Dublin, Dublin | 2024-11-29 | 143m² |
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 Improvement Opportunity: The C1 BER rating presents an opportunity for enhancement; upgrading to a B2 rating could involve costs of €8,000-€12,000 but potentially increase property value by €15,000-€20,000, representing a sound investment.
Details
- Size Efficiency: This 124m² semi-detached property offers a good balance of space, aligning with the average property size of 130m² within a 1km radius over the last 180 days, indicating it's well-configured for the local market demand.
- Value Optimization Potential: With 4 bedrooms and 3 bathrooms, the property is well-appointed for families, and further optimization through energy efficiency upgrades from its C1 BER could unlock additional market appeal and value, especially compared to the 100% BER unknown metric in the local market.
- Hypothesis: The consistent 100% BER unknown metric across all analyzed radii suggests a market-wide underemphasis on energy efficiency reporting, presenting an opportunity for properties with disclosed and improved BER ratings to command a significant premium and attract environmentally conscious buyers, potentially outperforming similar properties by 5-10% in sale price.
Amenities
Transport Connectivity: This area is served by Dublin Bus routes 44, 63, and 118, providing direct access to key city destinations, and is a moderate distance from the DART at Blackrock station.
Details
- Local Educational Hub: The property is within proximity to esteemed educational institutions including Hollypark Boys' National School (0.7km), Hollypark Girls' National School (0.8km), and Loreto Foxrock (1.2km), all highly sought-after schools.
- Lifestyle & Retail Access: Residents can enjoy local amenities such as Foxrock Village with its cafes and boutiques, the larger shopping facilities at Cornelscourt SC (2.5km), and outdoor spaces like Leopardstown Park Hospital Grounds (1.5km).
- Hypothesis: The strong cluster of high-performing primary and secondary schools within a 1.2km radius, combined with the relative scarcity of 4-bedroom properties in this specific micro-location (implied by the 4-bed median not being available within 1km), suggests that this property is positioned in a prime catchment area for families seeking quality education, which is a significant value driver that could sustain its premium pricing.
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.