132 The Belfry, Belarmine Copse, Stepaside, Dublin 18, D18 X8AW
119 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 1 Bath · 71m² · Apartment
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 119 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
119 closed sales nearby · 9mo 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 €395,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 119 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
119 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1.7% 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
119
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±12%
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 · 119 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 40 The Belfry, Belarmine, Stepaside Dublin 18, Dublin 18, Dublin | 2025-08-22 | 80m² | |
| 14 The Belfry, Stepaside, Dublin 18, Dublin 18, Dublin | 2025-08-15 | 71m² |
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 B2 Advantage: The B2 BER rating suggests lower annual energy costs compared to lower-rated properties; for a 71m² apartment, this could translate to annual savings of approximately €400-€600 compared to a D-rated property.
Details
- Size Efficiency: At 71m², this apartment is smaller than the average property size of 107.9m² within a 1km radius over 180 days, indicating efficient use of space for its size category.
- Value Optimization Opportunity: While the BER B2 is decent, achieving a B1 or A-rated BER could potentially increase property value by €8,000-€12,000 through enhanced energy efficiency, especially if neighbouring properties are targeting higher ratings.
- Hypothesis: The B2 BER rating of this apartment, combined with its 71m² size, positions it well within the current market of 2-bedroom apartments. However, considering that the average number of bathrooms within 1km is 2.0 (median), a single bathroom might represent a layout gap that could limit its long-term value appreciation compared to properties with two bathrooms, especially if the local market continues to favour more bathrooms in similar-sized units.
Amenities
Transport Connectivity: Belarmine Copse is well-served by Dublin Bus routes 47 and 175, providing direct links to Sandyford Luas stop and UCD, and is approximately a 20-minute walk to the Glencairn Luas stop on the Green Line.
Details
- Local Services & Education: The area is close to the Ferns Country House Montessori School, Rosemount Primary School, and Gaelscoil Thaobh na Coille, with a range of shopping options at Belarmine Plaza including a Fresh supermarket.
- Leisure & Green Space: Residents have easy access to several parks and recreational areas, including Kilternan Countryside Park and the walking trails of Ticknock Hill, offering excellent outdoor amenities.
- Hypothesis: The area's strong connectivity via the 47 and 175 bus routes to key employment hubs like Sandyford and educational institutions like UCD, combined with its proximity to a 71m² apartment with a B2 BER rating, suggests a buyer pool prioritizing commute and lifestyle over expansive living space; this trend could drive further value appreciation for well-located, energy-efficient apartments in Stepaside, especially if public transport upgrades or new employment centres emerge within a 5km radius.
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.