30 Larkfield Heath, Clayfarm, Leopardstown, Co. Dublin, D18 W3XR
17 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 4 Bed · 4 Bath · 174m² · End of Terrace
Market Position
Below Typical Sale Prices
At €795,000, 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.
17 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 €795,000, 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 €39,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €795,000, 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.
€39,750
That's what overbidding by just 5% on a €795,000 home costs you — before interest.
A €19 check before a €795,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Statistical Confidence · High
17
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±7%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Clay Farm Drive, Clay Farm, Leopardstown, Dublin 18, Dublin | 2024-11-27 | 148m² | |
| 11 Clay Farm Avenue, Clay Farm, Leopardstown, Dublin 18, Dublin | 2025-05-02 | 113m² |
Transactions within a 3.0km 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
Exceptional Energy Efficiency: The A2 BER rating signifies excellent energy performance, with estimated annual energy costs of €800-€1,200, a saving of approximately €1,000-€1,400 annually compared to a D-rated property of similar size.
Generous Space: At 174m², this property is 71m² larger than the average property size of 103m² sold within a 1km radius over the past 180 days, offering significantly more living space.
Premium Configuration: With 4 bedrooms and 4 bathrooms, this property exceeds the median of 3 bedrooms and 2 bathrooms within a 1km radius over the past 90 days, catering to larger families or those requiring more versatile living arrangements.
Hypothesis: While the A2 BER rating is excellent, a further investment of €10,000-€15,000 to achieve a B1 rating could potentially increase the property's market value by €20,000-€25,000, capitalizing on the strong demand for highly energy-efficient homes in the area and creating an even stronger selling proposition.
Amenities
Excellent Transport Hub: The area is well-served by Dublin Bus routes 47, 75, and 114, with the Luas Green Line at Leopardstown Valley stop approximately 1.5km away, offering convenient commutes.
Local Conveniences: Residents have access to retail at Leopardstown Shopping Centre (1.2km), with supermarkets like Dunnes Stores and pharmacies readily available, and a range of dining options at nearby Dundrum Town Centre (approx. 3km).
Family-Centric Area: Proximity to several highly-regarded educational institutions including St. Raphaela's School (1km) and Blackrock College (approx. 3.5km), along with numerous family parks like Leopardstown Park Hospital Grounds (0.8km).
Hypothesis: The consistent presence of a high proportion of houses (72% within 1km over 180 days) combined with the relatively high BER rating suggests a targeted development strategy in Clayfarm, aiming to attract families prioritizing quality of life and sustainable living, which could lead to sustained property value growth.
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.