58 Stillorgan Heath, Stillorgan, Stillorgan, Co. Dublin, A94 N237
60 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 3 Bed · 2 Bath · 96m² · Semi-D
Market Position
Priced Within Local Sold Range
At €795,000, this home is priced within the typical range of 60 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
60 closed sales nearby · 12mo 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.
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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.
€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 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 above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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 9.4% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
60
Transactions Analysed
Within 1.5km
12 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 · 60 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 70 Stillorgan Heath, Stillorgan, Dublin, Dublin | 2025-11-12 | 118m² | |
| 134 Clos Na Lochan, Stigh Lorgan, Co. Atha Cliath, Dublin | 2025-08-29 | 149m² |
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 Improvement Opportunity: Upgrading the D1 BER rating to a B2 would likely cost between €8,000-€12,000, but could realistically increase the property's value by €15,000-€20,000, presenting a clear return on investment.
Energy Cost Gap: The current D1 BER rating likely results in annual energy costs of €1,800-€2,200, which is approximately €1,000-€1,400 higher than for similar-sized properties with a B-rated BER.
Space Efficiency: At 96.0m², the property offers a functional 3-bedroom, 2-bathroom layout, which is a common and desirable configuration for families in this area.
Hypothesis: While the D1 BER necessitates upgrades, the focus on insulated walls, double-glazed windows, and a modern boiler could be prioritized first to achieve a C-level BER, potentially costing €5,000-€8,000 and yielding immediate savings of €400-€700 annually on energy bills.
Amenities
Excellent Transport Links: The property is well-served by Dublin Bus routes 25, 66, and 67, with a Luas stop at Sandyford (approximately 1.5km), offering strong connectivity to the city centre.
Prime Educational Access: It is located within close proximity to a range of esteemed educational institutions, including St. Kilian's German School and UCD Michael Smurfit Graduate Business School, both within a 2km radius.
Convenient Retail Hub: Residents benefit from the nearby Stillorgan Shopping Centre, offering a wide array of retail outlets, supermarkets like Dunnes Stores, and essential services, all within a 1km walk.
Hypothesis: The concentration of family-oriented amenities, including several primary schools (e.g., St. Laurence's Boys National School) and playgrounds within a 1km radius, coupled with its strong transport links, suggests this area is experiencing a sustained increase in demand from young families, potentially driving property values higher than general market trends.
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.