9 Beech Hall, Larkfield Way, Leopardstown, Co. Dublin, D18 W08A
99 homes sold nearby. See what they went for — and what to bid on this one.
€509,000 · 2 Bed · 2 Bath · 89m² · Apartment
Market Position
Priced Above Local Sales
At €509,000, 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.
99 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 €509,000, 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 €25,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €509,000, 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.
€25,450
That's what overbidding by just 5% on a €509,000 home costs you — before interest.
A €19 check before a €509,000 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 99 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €509,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
99 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 decreased 3% 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
99
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±17%
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 · 99 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 19 Whitebeam Hall, Larkfield View, Leopardstown, Dublin | 2024-10-22 | 87m² | |
| 2 Sycamore Hall, Clay Farm, Leopardstown, Dublin 18, Dublin | 2025-02-28 | 90m² |
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
Excellent Energy Efficiency: With an A3 BER rating, annual energy costs are estimated to be €800-€1,200, significantly lower than the €1,800-€2,200 for D-rated properties of similar size in the area.
Details
- Size Competitiveness: The property's 89.0m² size is slightly below the 1km average of 105.3m² over 180 days but aligns with the 90.8m² average in the last 30 days, fitting well within recent transaction sizes.
- Modern Configuration: The 2-bedroom, 2-bathroom layout is a strong offering, although the 1km median for the last 180 days was 3 bedrooms and 3 bathrooms, the trend in the last 30 days shows a median of 2.5 bedrooms and 1.5 bathrooms, making this configuration highly relevant.
- Hypothesis: Given the A3 BER rating, investing in a smart home technology upgrade for an additional €3,000-€5,000 could elevate the property's appeal and potentially add €7,000-€10,000 in value, capitalising on the strong demand for energy-efficient and technologically advanced homes.
Amenities
Excellent Transport Connectivity: The area is served by multiple Dublin Bus routes including 114 and 114A which pass through Leopardstown, and is within proximity to the Luas Green Line at Sandyford or Stillorgan stops.
Details
- Prime Educational Access: Residents are within catchment for reputable schools such as Gaelscoil Thaobh na Coille and St. Olaf's National School, with the nearby Blackrock Further Education Institute and UCD accessible via public transport.
- Convenient Local Amenities: Close proximity to the retail park at Leopardstown and the shopping centres of Dundrum Town Centre and Stillorgan Shopping Centre, offering extensive retail, dining, and entertainment options.
- Hypothesis: The planned expansion of the Luas Green Line or introduction of new bus rapid transit (BRT) routes connecting Leopardstown to key employment hubs like the city centre and south Dublin business parks could increase property values by 5-8% within 2 years, significantly enhancing commuter convenience and accessibility.
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.