5 Cairnfort, Stepaside, Dublin 18, D18 E132
13 homes sold nearby. See what they went for — and what to bid on this one.
€945,000 · 4 Bed · 4 Bath · 230m² · Detached
Market Position
Below Typical Sale Prices
At €945,000, 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.
13 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 €945,000, 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 €47,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €945,000, 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.
€47,250
That's what overbidding by just 5% on a €945,000 home costs you — before interest.
A €19 check before a €945,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €945,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 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 size-adjusted median, 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
13
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Cairnfort, Enniskerry Rd, Stepaside Dublin 18, Dublin 18, Dublin | 2025-12-05 | 230m² | |
| 24 Stepaside Park, Stepaside, Dublin 18, Dublin 18, Dublin | 2025-09-23 | 204m² |
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
Exceptional Space Advantage: At 230 square meters, this detached home is significantly larger, almost double the average property size of 114 square meters observed in sales within a 1km radius, offering generous living space.
Details
- Superior Accommodation: With 4 bedrooms and 4 bathrooms, this property provides a much higher ratio of facilities compared to the median 2-3 beds and 2-3 baths found in sold properties within a 3km radius, enhancing its appeal for larger families or those seeking ample amenities.
- Energy Cost Savings: Boasting a C2 BER rating, this property's estimated annual energy costs are approximately €1,500-€2,000, which offers substantial savings of €1,000-€1,500 annually compared to a D-rated property of similar size, typically costing €2,500-€3,500.
- Hypothesis: Given its substantial size, ample bedroom/bathroom count, and favorable C2 BER rating, this property is optimally configured to meet the demands of discerning buyers in Dublin 18 seeking both space and energy efficiency, positioning it as a highly attractive premium offering that could command a strong valuation even if minor internal updates are desired.
Amenities
Excellent Transport Links: The property benefits from strong connectivity, including proximity to the Luas Green Line (Glencairn stop, approximately 2km away) and access to key Dublin Bus routes such as the 44, 47, and 118, providing convenient commuting options to Dublin city centre.
Details
- Family-Centric Lifestyle: Located near reputable educational facilities like Stepaside Educate Together National School and Gaelscoil Thaobh na Coille, with leisure opportunities including Fernhill Park and Gardens, making it ideal for families and outdoor activities.
- Convenient Local Services: Stepaside Village offers a variety of local shops, cafes, and restaurants like The Step Inn, complemented by larger retail options at SuperValu in Belarmine Plaza and nearby healthcare services at Stepaside Medical Centre, ensuring daily needs are well met.
- Hypothesis: The strategic combination of efficient public transport options, diverse educational institutions, and a thriving local village atmosphere with green spaces fosters a highly desirable lifestyle in Stepaside, suggesting that properties in this area will continue to benefit from sustained demand from families and professionals prioritizing convenience and quality of life.
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.