7 Ard Lorcain Villas, Stillorgan, Co. Dublin, A94 TK35
71 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 1 Bed · 1 Bath · 38m² · Apartment
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 71 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
71 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Similar homes sold for a median of — know exactly where to anchor your first offer.
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A 5% overshoot on a home at the local median costs €15,103 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€15,103
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 71 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
71 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
No asking price is listed. The chart shows the verified closed sales distribution for 71 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5% 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
71
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 · 71 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Ard Lorcain Villas, Ard Lorcain, Stillorgan, Dublin | 2025-09-19 | 38m² | |
| 1 Ard Lorcain Grove, Stillorgan, Dublin, Dublin | 2025-11-25 | — |
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
B2 BER Advantage: With a B2 BER rating, this apartment is likely to have annual energy costs of approximately €1,000-€1,400, compared to €1,800-€2,200 for a D-rated property of similar size. This rating places it favorably against the 100% of properties with unknown BER ratings in the local market data.
Details
- Compact Living: At 38 sqm with 1 bedroom and 1 bathroom, this property is compact. While this can appeal to single occupants or investors, it is significantly smaller than the average property size of 109 sqm within a 1km radius over 180 days.
- Value Enhancement: While BER upgrades for D, E, F, or G rated properties are not applicable here, optimizing the existing B2 rating through smart home technology or minor energy-efficiency enhancements could potentially increase its appeal and command a premium, especially given the unknown BER ratings of most local competitors.
- Hypothesis: The relatively small size of this apartment, despite its good BER rating, might limit its long-term capital appreciation potential compared to larger properties in Stillorgan, as the market within a 1km radius shows a strong preference for larger, multi-bedroom homes with an average of 3 bedrooms and 2 bathrooms.
Amenities
Excellent Transport: This property is ideally located to access transport, being near to Stillorgan Luas stop (Green Line, approximately 800m walk) and numerous Dublin Bus routes including 46A, 75, and 116 serving Stillorgan Road. The DART at Salthill is approximately 2.5km away.
Details
- Local Convenience: Residents have easy access to Stillorgan Village Shopping Centre, which includes a Dunnes Stores, Boots, and various cafes and eateries, all within a 1km walk. The proximity to UCD (approximately 2km) also makes it attractive for students or faculty.
- Green Spaces: The property is within walking distance of several parks and recreational areas, including Carysfort Park (approx. 500m) and Stillorgan Park, offering valuable green space for residents. Access to the coast at Blackrock is also a short drive away.
- Hypothesis: The high density of educational institutions and retail hubs within a 1-3km radius, combined with the Luas Green Line access, suggests that this apartment could experience rental demand exceeding the 1km radius average of 10.1 monthly transactions, particularly from students and young professionals seeking convenient city access.
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.