87 ardilea crescent, ardilea crescent, ardilea, d14 a9t0
50 homes sold nearby. See what they went for — and what to bid on this one.
€765,000 · 3 Bed · 2 Bath · 103m² · Apartment
Market Position
Priced Above Local Sales
At €765,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
50 closed sales nearby · 8mo 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 €765,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €38,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €765,000, 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.
€38,250
That's what overbidding by just 5% on a €765,000 home costs you — before interest.
A €19 check before a €765,000 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 50 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €765,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
50 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 size-adjusted median. 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.
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 4.4% 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
50
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±19%
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 · 50 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 92 Ardilea Crescent, Heidelberg, Clonskeagh, Dublin 14, Dublin | 2025-10-21 | 110m² | |
| Apt 92 Ardilea Crescent, Heidelberg, Clonskeagh, Dublin 14, Dublin | 2025-10-22 | 110m² |
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
Superior Energy Efficiency: With an excellent BER B rating, this 250m² property offers substantial annual energy cost savings, estimated to be €1,000-€2,000 compared to a similar D-rated property, enhancing affordability and environmental performance.
Exceptional Size and Space: At 250m² with 5 bedrooms and 4 bathrooms, this property offers significantly more space than the average home in the 1km radius, which typically measures 146m² with 3 bedrooms, providing ample living area suitable for a larger family.
Premium Family Accommodation: As a spacious 5-bedroom, 4-bathroom house, this property aligns well with local market preferences, where houses constitute 81% of sales. Its generous layout and high bathroom count suggest modern family living standards and strong appeal for discerning buyers.
Hypothesis: The property's superior size, number of bedrooms and bathrooms, combined with its strong BER rating, will continue to command a premium in the Mount Merrion market, attracting families seeking modern, energy-efficient, and spacious homes.
Amenities
Comprehensive Transport Connectivity: Located near the N11 Quality Bus Corridor, residents benefit from frequent Dublin Bus services (e.g., 46A, 145) offering rapid connections to Dublin City Centre. Booterstown DART station is also within a 10-15 minute drive, providing rail access along the coast, and the Sandyford Luas stop is accessible via short bus journey, linking to the business districts.
Established Lifestyle Hub: Mount Merrion offers an unparalleled family lifestyle, with prestigious schools such as Mount Anville, St. Killian's, and Blackrock College nearby. Residents have excellent access to shopping at Stillorgan Village, Blackrock Village, and Dundrum Town Centre, ensuring all retail needs are met.
Excellent Local Services and Green Spaces: The property enjoys strong walkability to local amenities in Mount Merrion village, including shops, cafes, and services, fostering a strong community feel. Deerpark provides significant green space for recreation, a short walk away, enhancing local leisure options.
Hypothesis: The established premium on properties within Mount Merrion, driven by its excellent educational institutions, direct transport links, and rich array of local amenities, will ensure continued high demand and stability in property values for the foreseeable future.
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.