8 Churchlands, Sandyford Village, Dublin 18, Co. Dublin, Dublin 18, D18 FP90
25 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 4 Bed · 3 Bath · 148m² · Detached
Market Position
Priced Within Local Sold Range
At €975,000, this home is priced within the typical range of 25 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
25 closed sales nearby · 10mo 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 €975,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €48,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €975,000, 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.
€48,750
That's what overbidding by just 5% on a €975,000 home costs you — before interest.
A €19 check before a €975,000 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 25 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €975,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
25 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the size-adjusted median. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 7.7% 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
25
Transactions Analysed
Within 1.5km
10 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 · 25 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Sandyford Green, Sandyford Village, Dublin 18, Dublin 18, Dublin | 2025-05-29 | 191m² | |
| 15 Sandyford Green, Sandyford Village, Dublin 18, Dublin 18, Dublin | 2025-02-06 | 191m² |
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 B3 Efficiency: With a B3 BER rating, this property offers good energy efficiency, which would typically result in annual energy costs of approximately €1,100 to €1,500, compared to €1,800 to €2,400 for a similar-sized D-rated property.
Details
- Spacious Configuration: The property's 148m² size and 4 bedrooms are well-aligned with the 30-day market where the average property size was 165.5m² and median beds were 4.0, positioning it favorably for families seeking ample living space.
- Value Optimization Opportunity: While not explicitly stated, a B3 BER rating suggests potential for further improvement to an A rating. An upgrade from B3 to A2 could cost an estimated €3,000-€6,000 and potentially increase the property's value by €8,000-€12,000.
- Hypothesis: Given the strong demand for larger homes (4+ beds) and the area's overall price growth, investing in further energy efficiency upgrades to achieve an A-rating BER could yield a higher return on investment than simply relying on the existing B3 rating, particularly as buyer awareness of long-term energy costs increases.
Amenities
Excellent Transport Links: The property is well-served by public transport, with the Luas Green Line at Sandyford stop approximately 700m away, and Dublin Bus routes 44, 114, and 116 operating nearby, providing easy access to the city centre.
Details
- Family & Lifestyle Hub: Residents benefit from proximity to numerous schools including St. Tiernan's Community School (1.2km) and Our Lady's National School (900m), alongside shopping at Sandyford Shopping Centre (1km) and lifestyle amenities like The Gym Sandyford (800m).
- Walkable Village: Sandyford Village itself offers a range of local services including cafes like Avoca Store & Cafe (950m) and essential retail, with pedestrian-friendly routes connecting to surrounding residential areas.
- Hypothesis: The ongoing development and infrastructure improvements in the Sandyford area, including planned enhancements to public transport and the addition of new commercial and residential spaces, are likely to further boost property values in this location over the next 5 years, making it an attractive proposition for long-term capital appreciation.
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.