6 enniskerry road, jamestown cottages, stepaside, stepaside, co. dublin, d18 hx08
7 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €650,000, 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.
7 closed sales nearby · 6mo recency · Moderate 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 €650,000, 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 €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €650,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 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 · Moderate
7
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 7 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 | |
| 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
Energy Efficiency Benefit: With a C1 BER rating, this property offers favorable energy efficiency; annual energy costs are estimated to be €1,200-€1,600, potentially saving €600-€1,000 annually compared to typical D-rated properties of similar size which might incur costs of €1,800-€2,200.
Details
- Spacious for Area: At 120m², this detached house is slightly larger than the average property size of 113m² within a 1km radius over the past 180 days, offering desirable extra space in the local market.
- Bathroom Upgrade Potential: While the 3-bedroom configuration aligns with demand in the wider 3km radius, the single bathroom falls below the median of 2 to 3 bathrooms for properties sold in the area, presenting a clear opportunity for value-adding upgrades.
- Hypothesis: The existing C1 BER, while good, suggests potential for further energy efficiency upgrades to B or A ratings, which could add €10,000-€15,000 to the property's value beyond the initial investment due to increasing buyer demand for greener homes in Dublin.
Amenities
Excellent Transport Links: The property boasts excellent transport connectivity with Dublin Bus routes 44, 47, and 63 serving the Stepaside area, and convenient access to the Luas Green Line via Glencairn or Leopardstown Valley stops (approx. 2km), providing efficient access to Dublin City Centre.
Details
- Vibrant Local Lifestyle: Residents benefit from a vibrant local lifestyle with Stepaside Village offering numerous independent shops, cafes, and restaurants like The Box Tree, alongside quick access to larger retail at Carrickmines Park (3km) and the expansive green space of Fernhill Park and Gardens (under 1km).
- Family-Friendly Environment: The area is highly appealing to families, featuring specific educational facilities such as Stepaside Educate Together National School and Gaelscoil Thaobh na Coille, complemented by several private childcare options within walking distance.
- Hypothesis: Continued investment in green infrastructure and pedestrian links within Stepaside, such as extending pathways towards Fernhill Park and linking to the Dublin Mountains Way, will further enhance property values by boosting the area's already strong appeal for outdoor enthusiasts and families.
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.