84 Belarmine Plaza, Belarmine, Stepaside, Dublin 18, D18 R868
103 homes sold nearby. See what they went for — and what to bid on this one.
€365,000 · 2 Bed · 1 Bath · 66m² · Apartment
Market Position
Priced Within Local Sold Range
At €365,000, this home is priced within the typical range of 103 recent closed sales nearby. There's room to negotiate — seller leverage is 4.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
103 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 €365,000, 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 €18,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €365,000, 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.
€18,250
That's what overbidding by just 5% on a €365,000 home costs you — before interest.
A €19 check before a €365,000 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 103 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €365,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
103 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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 decreased 2.4% 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
103
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±14%
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 · 103 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 89 Belarmine Plaza, Belarmine Avenue, Stepaside, Dublin | 2025-12-08 | 60m² | |
| 16 Belarmine Vale, Stepaside, Dublin 18, Dublin 18, Dublin | 2024-12-13 | 68m² |
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 Improvement Opportunity: Upgrading the C1 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000 based on local market trends favouring energy efficiency.
Details
- Standard Size: At 66m², this apartment is smaller than the average property size of 98m² sold within 1km over 180 days, suggesting it may appeal to a more focused buyer segment.
- Value Optimization: The current asking price of €365,000 is very close to the estimated value of €363,262, indicating minimal immediate room for value optimization through negotiation, but strategic BER upgrades could unlock future value.
- Hypothesis: Given that 100% of properties within 1km have an unknown BER rating in the data, the presence of a C1 rating, while not top-tier, provides a tangible advantage and benchmark for potential buyers focused on energy performance, which could be further capitalized on through targeted upgrades to achieve a strong market premium.
Amenities
Transport Hub: Residents have access to Dublin Bus routes 47 and 18 from nearby stops, and the Luas Green Line at the Glencairn stop is approximately a 15-minute walk (1.2km), offering good connectivity.
Details
- Local Conveniences: Stepaside village provides access to a range of amenities including Stepaside Medical Centre, The Step Inn pub, and several cafes and local shops, all within a 1km radius.
- Green Space Access: The property is situated near several green areas, including the Fernhill Gardens and the Wicklow Way walking trail, offering excellent opportunities for outdoor recreation within a 2km radius.
- Hypothesis: The development of further residential units in Belarmine Plaza, as suggested by the apartment focus within 1km (46.27% of properties), coupled with planned infrastructure improvements around the Sandyford business district (approx. 5km away), is likely to increase demand for properties in Stepaside, pushing up both rental yields and capital values over the next 3-5 years.
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.