8 Ard Lorcain Villas, Stillorgan, Co. Dublin, A94 CK80
67 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 67 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
67 closed sales nearby · 11mo 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 €14,907 — 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.
€14,907
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 67 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
67 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 67 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
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Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.9% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
67
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±11%
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 · 67 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: The B2 BER rating is favourable, placing it above many older properties and likely resulting in annual energy cost savings of approximately €500-€1,000 compared to D-rated properties of similar size.
Compact Living: At 38sqm, this apartment is significantly smaller than the average property size of 109.5sqm within 1km, indicating it is suited for single occupancy or a couple prioritizing location over space.
Cost-Effective Upgrade Path: While already B2, achieving an A-rated BER for this 38sqm apartment could cost approximately €4,000-€7,000 and potentially increase its value by €8,000-€12,000, offering a good return on investment.
Hypothesis: The prevalence of 3-bedroom (median_beds: 3.0) and 2-bathroom (median_baths: 2.0) properties within 1km suggests a strong local demand for larger family homes; therefore, a 1-bedroom, 1-bathroom apartment, despite its B2 rating, might face a valuation ceiling due to its configuration mismatch with the dominant market preference.
Amenities
Excellent Transport Hub: The property is well-served by Dublin Bus routes 44, 61, and 75, with the Luas Green Line at Sandyford and Stillorgan stops within a 1.5km radius, offering efficient access to the city centre.
Local Retail and Services: Proximity to Stillorgan Shopping Centre provides a wide array of retail outlets and supermarkets, including Dunnes Stores and Boots, along with various cafes and restaurants.
Educational Proximity: Located near established educational institutions such as St. Laurence's Boys' National School (600m) and Oatlands College (1.2km), appealing to families and young professionals.
Hypothesis: The density of childcare facilities within a 2km radius, including Little Treehouse Stillorgan and Bright Horizons Stillorgan, combined with numerous local parks like Clonmore Park, indicates a strong appeal for young families, which may drive sustained demand and premium pricing for smaller, well-located properties.
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.