119 Carysfort Park, Blackrock, Stillorgan, Co. Dublin, A94 NY18
27 homes sold nearby. See what they went for — and what to bid on this one.
€725,000 · 3 Bed · 3 Bath · 83m² · Terrace
Market Position
At the Upper End of Local Sales
At €725,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
27 closed sales nearby · 14mo 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 €725,000, 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 €36,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €725,000, 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.
€36,250
That's what overbidding by just 5% on a €725,000 home costs you — before interest.
A €19 check before a €725,000 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 27 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
27 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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 6.1% 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
27
Transactions Analysed
Within 1.5km
14 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 · 27 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 114 Carysfort Park, Blackrock, Dublin, Dublin | 2025-02-24 | 107m² | |
| 27 Cloister Way, Carysfort Ave, Blackrock, Dublin | 2025-10-15 | 92m² |
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 Upgrade Potential: Upgrading this D2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and improving market appeal.
Size Efficiency: At 83m², this terrace is smaller than the average property size of 130.88m² within a 1km radius over 180 days, suggesting it may appeal to buyers prioritizing location over space.
Configuration Advantage: With 3 bedrooms and 3 bathrooms, the property offers a higher bathroom-to-bedroom ratio than the median of 2 bathrooms for 3 beds in the 1km radius over 180 days, enhancing its practicality.
Hypothesis: While the D2 BER rating currently places this property below the average energy efficiency seen in newer developments, strategic investment in insulation and heating could yield a significant return, especially as energy costs continue to rise, making the €1,800-€2,200 estimated annual energy cost for a D-rated property a point of consideration for value optimization.
Amenities
Transport Network: The property is well-served by Dublin Bus routes 46A and 75, with the DART stations at Blackrock and Salthill approximately 1.5km away, offering excellent connectivity.
Educational Hub: Proximity to highly-regarded schools such as Carysfort National School (500m), Blackrock College (1km), and Loreto Foxrock (1.2km) enhances its family appeal.
Local Conveniences: Residents have easy access to the retail and dining options in Blackrock Village and Frascati Shopping Centre, both within a 1km walk, alongside healthcare services at Blackrock Clinic.
Hypothesis: The strong concentration of excellent primary and secondary schools within a 1km radius, combined with the high DART and bus connectivity to Dublin city centre, creates a powerful demographic pull for families and professionals, likely sustaining strong demand and potential for capital growth in this specific micro-location.
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.