8 Glenbourne View, Leopardstown Valley, Leopardstown, Dublin 18, D18 T9W7
58 homes sold nearby. See what they went for — and what to bid on this one.
€659,950 · 3 Bed · 3 Bath · 95m² · Semi-D
Market Position
Priced Within Local Sold Range
At €659,950, this home is priced within the typical range of 58 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
58 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
Before you bid €659,950, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €32,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €659,950, 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.
€32,998
That's what overbidding by just 5% on a €659,950 home costs you — before interest.
A €19 check before a €659,950 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 58 verified local sales · High confidence
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Price Distribution Analysis
58 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 3.9% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
58
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 · 58 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 16 Glenbourne View, Leopardstown Valley, Dublin 18, Dublin 18, Dublin | 2025-01-30 | 95m² | |
| 30 Glenbourne Close, Leopardstown Valley, Dublin 18, Dublin 18, Dublin | 2025-02-11 | 92m² |
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 Upgrade Opportunity: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and significantly improving energy efficiency.
Estimated Energy Costs: Current annual energy costs for a D2 rated property of this size are estimated at €1,800-€2,200, compared to €800-€1,200 for properties with a B rating, representing an annual saving of €1,000-€1,400 post-upgrade.
Space Efficiency: With 95m² across 3 bedrooms and 3 bathrooms, the property offers a 31.67m² per bedroom ratio, which is efficient but could be perceived as less spacious compared to larger homes in more affluent areas.
Hypothesis: Given the D2 BER rating, the property's current value is likely suppressed due to perceived future upgrade costs by buyers; however, a targeted €10,000 BER improvement investment could unlock a €20,000 value uplift and a 7% reduction in running costs, significantly enhancing its marketability and appeal.
Amenities
Excellent Transport Links: The property is served by Dublin Bus routes 175 and 176, providing direct access to the city centre and surrounding areas, with the Luas Green Line at Leopardstown Valley stop approximately 600m away.
Local Education Hub: Proximity to several schools including St. Raphael's School (primary, 400m), St. Patrick's Boys National School (primary, 700m), and secondary options like Loreto Foxrock (2km) and Oatlands College (1.5km).
Convenient Retail & Healthcare: Located near Leopardstown Shopping Centre (1km) with a Dunnes Stores and various retail outlets, and within a 3km radius of St. Columcille's Hospital and the numerous medical facilities at the Beacon Hospital.
Hypothesis: The strong connectivity via the Luas and multiple bus routes, coupled with the density of high-performing schools and essential services within a short radius, positions Leopardstown Valley as a highly desirable residential area for families and professionals, driving sustained demand and premium pricing for properties that offer good access to these amenities.
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.