78 Wingfield, Stepaside, Dublin 18, D18 YY99
15 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 4 Bed · 2 Bath · 125m² · House
Market Position
Below Typical Sale Prices
At €695,000, 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.
15 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 €695,000, 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 €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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
15
Transactions Analysed
Within 5.0km
9 months
Data Freshness
Most recent sale age
±15%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Belarmine Dr, Stepaside, Dublin 18, Dublin 18, Dublin | 2025-08-26 | 108m² | |
| 24 Dun Gaoithe Heights, Aitken's Village, Sandyford, Dublin | 2025-10-02 | 149m² |
Transactions within a 5.0km radius and 36-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 Energy Efficiency: With a B2 BER rating, this property is significantly more energy-efficient than older stock; upgrading to an A-rated BER could cost €10,000-€15,000 but potentially reduce annual energy bills by €500-€800 compared to a D-rated property.
Size and Configuration: The 125m² size with 4 bedrooms and 2 bathrooms is a standard and desirable configuration for family homes in this area, offering good space utilization.
Value Optimization Potential: While the property's BER is good, investing in further energy efficiency upgrades or cosmetic enhancements could yield a value increase of €10,000-€20,000, optimising its market appeal.
Hypothesis: The B2 BER rating positions this property well for current energy efficiency standards, however, a targeted investment of €3,000-€5,000 in smart home technology and secondary glazing could elevate it to an A3 rating, potentially increasing its value by 5-7% and commanding a premium in the next 12-18 months.
Amenities
Transport Connectivity: Residents benefit from proximity to the Luas Green Line at Kilmacud (approx. 2km) and multiple Dublin Bus routes including 44, 63, and 118, offering direct access to Dublin city center.
Local Amenities: Stepaside Village offers a range of amenities including local shops, the Step Inn pub, and various cafes, complemented by the larger retail offerings at Dundrum Town Centre (approx. 5km).
Educational and Family Services: The area is served by well-regarded schools such as O'Connell National School and Rosemont School, along with childcare facilities like Stepaside Educate Together N.S and Tiny Treasures Childcare.
Hypothesis: The ongoing infrastructure development planned for the surrounding areas, including potential enhancements to the Luas network and improved pedestrian links to nearby commercial hubs, is likely to further boost the desirability and property values in Stepaside within a 3-5 year timeframe.
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.