13 Oak Hall, Larkfield View, Dublin 18, D18 TK6A
84 homes sold nearby. See what they went for — and what to bid on this one.
€499,000 · 2 Bed · 2 Bath · 89m² · Apartment
Market Position
Priced Within Local Sold Range
At €499,000, this home is priced within the typical range of 84 recent closed sales nearby. There's room to negotiate — seller leverage is 4.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
84 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 €499,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €499,000, 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.
€24,950
That's what overbidding by just 5% on a €499,000 home costs you — before interest.
A €19 check before a €499,000 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 84 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €499,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
84 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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 0.8% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
84
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±16%
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 · 84 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 7 Whitebeam Hall, Clay Farm, Leopardstown, Dublin 18, Dublin | 2025-11-07 | 92m² | |
| 19 Whitebeam Hall, Larkfield View, Leopardstown, Dublin | 2024-10-22 | 87m² |
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
Energy Efficiency Advantage: With an A2 BER rating, this apartment's annual energy costs are estimated to be €800-€1,200, significantly lower than the €1,800-€2,200 typical for D-rated properties of similar size in the area.
Details
- Space Efficiency: At 89m², this 2-bedroom, 2-bathroom apartment offers a generous living space, aligning well with the 1km radius average property size of 104.64m² and exceeding the 30-day average of 90.79m².
- Value Optimization Opportunity: While the A2 BER is excellent, potential minor upgrades to enhance insulation or heating systems could further optimize running costs, aiming for an annual saving of an additional €200-€300.
- Hypothesis: The A2 BER rating, coupled with its size, positions this apartment strongly, but a comparative analysis of A1-rated properties within 3km might reveal a premium of 3-5% in sale price, suggesting a small but tangible upside if further energy efficiency enhancements are considered.
Amenities
Transport Hub Access: The property is well-connected by Dublin Bus routes 47 and 175, providing direct access to Dublin City Centre and key employment hubs within a 45-minute commute.
Details
- Local Educational Network: Residents have convenient access to educational institutions including the secondary school Holy Child Community School, and the primary school Gaelscoil Sliabh Rua, both within a 1.5km radius.
- Retail and Leisure Proximity: Shopping needs are met by the nearby Dunnes Stores at Leopardstown Shopping Centre (2km) and a variety of cafes and restaurants in the Kilternan area, enhancing lifestyle convenience.
- Hypothesis: The current amenity analysis highlights good but not exceptional transport links; however, planned infrastructure upgrades in Dublin 18, potentially including enhanced cycle lanes and improved bus services to the Sandyford Luas stop (3km), could increase property desirability by 5-7% within two 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.