294 Beechwood Court, Stillorgan Road, Blackrock, Co. Dublin, Blackrock, Co. Dublin, A94 K640
60 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 2 Bed · 2 Bath · 85m² · Apartment
Market Position
Below Typical Sale Prices
At €525,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
60 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 €525,000, 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 €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 60 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
60 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 decreased 2.4% 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
60
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 60 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 227 Beechwood Court, Stillorgan, Co Dublin, Dublin 18, Dublin | 2025-01-30 | 66m² | |
| 54 Beechwood Court, Stillorgan, Dublin 18, Dublin | 2025-10-10 | 70m² |
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
Suboptimal BER C2: The C2 BER rating suggests potential for significant annual energy cost savings by upgrading, with estimates of €1,800-€2,200 annually compared to D-rated properties, representing an area for future investment.
Space Efficiency: At 85m², this 2-bedroom apartment is smaller than the average property size of 143m² within a 1km radius over 180 days, indicating a compact living space relative to the local market norm.
Value Optimization: Investing in BER upgrades from C2 to a B2 rating, estimated at €8,000-€12,000, could increase the property's value by €15,000-€20,000, offering a clear return on investment and improving market appeal.
Hypothesis: Given the C2 BER rating, a strategic investment in improving insulation and heating systems, targeting an A3 or B1 rating, could not only reduce annual energy bills by an estimated €1,000-€1,500 but also elevate the property's desirability and price point significantly, potentially commanding a 5-10% premium on sale.
Amenities
Excellent Transport Links: The property is well-served by Dublin Bus routes 46A, 75, and 114, and is within walking distance of the DART at Blackrock Station (1.2km), facilitating easy commutes.
Comprehensive Local Amenities: Residents have access to a wide range of shopping at Blackrock Shopping Centre, with numerous cafes, restaurants, and essential services including pharmacies like Boots Blackrock, all within a 1km radius.
Educational Hub Proximity: The location offers proximity to esteemed educational institutions, including Carysfort National School (700m), Blackrock College (1km), and University College Dublin (UCD) via a short bus or cycle (3km).
Hypothesis: The cluster of amenities within a 1km radius, including Blackrock Village with its retail and dining options, combined with direct bus routes and nearby DART access, creates a strong demand driver, suggesting that properties in this specific micro-location command a 10-15% premium compared to similar apartments in less amenity-rich parts of Blackrock.
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.