40 Stepaside Park, Dublin 18, Stepaside, Dublin 18, D18 XH63
14 homes sold nearby. See what they went for — and what to bid on this one.
€1,075,000 · 5 Bed · 4 Bath · 228m² · Detached
Market Position
Below Typical Sale Prices
At €1,075,000, 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.
14 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 €1,075,000, 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 €53,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,075,000, 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.
€53,750
That's what overbidding by just 5% on a €1,075,000 home costs you — before interest.
A €19 check before a €1,075,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,075,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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
Statistical Confidence · High
14
Transactions Analysed
Within 1.5km
9 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Stepaside Park, Stepaside, Dublin 18, Dublin 18, Dublin | 2025-09-23 | 204m² | |
| 139 Stepaside Park, Stepaside Village, Dublin 18, Dublin 18, Dublin | 2025-06-27 | 167m² |
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 Rating Opportunity: With a B3 BER rating, this property offers good energy efficiency; however, upgrading to an A-rating could further reduce annual energy costs by an estimated €500-€800, compared to an estimated €1,800-€2,200 for a D-rated property of similar size.
Details
- Spacious Accommodation: At 228.0m² and offering 5 bedrooms and 4 bathrooms, this property is considerably larger than the average property size of 103.34m² within a 1km radius, positioning it at the higher end of space provision.
- Value Optimization: While the BER rating is good, the average price per square meter within 1km is €5,628.65, and this property is asking €4,714.91/m², suggesting that maximizing value could involve cosmetic upgrades to align with buyer expectations for a property of this size and location.
- Hypothesis: The current B3 BER rating presents a strong baseline, but achieving an A-rating, potentially costing €8,000-€12,000 in targeted insulation and HVAC upgrades, could unlock an additional €15,000-€20,000 in property value, capitalising on the growing demand for highly energy-efficient, large family homes in desirable Dublin suburbs.
Amenities
Transport Connectivity: This location is served by Dublin Bus routes 63 and 114, providing direct access to central Dublin and surrounding areas; the nearest Luas Green Line stop, Glencairn, is approximately 1.5km away.
Details
- Educational Cluster: Proximity to several reputable schools including Queen of Angels Primary School (approx. 800m) and Marlay Park is a significant draw for families, alongside the retail offerings at Dundrum Town Centre (approx. 4km).
- Lifestyle and Recreation: Residents benefit from the numerous cafes and restaurants in Stepaside village, as well as extensive recreational facilities at nearby Marlay Park, a popular destination for walking, cycling, and outdoor activities.
- Hypothesis: The ongoing development and potential extension of the Luas Green Line southwards, coupled with the increasing popularity of larger family homes in well-established suburban enclaves like Stepaside Park, could lead to a sustained increase in property values, further enhanced by planned local infrastructure upgrades and the appeal of its green-space amenities.
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.