9 the alders, dunstaffnage hall, stillorgan, co dublin, a94 f443
82 homes sold nearby. See what they went for — and what to bid on this one.
€645,000 · 3 Bed · 2 Bath · 99m² · Apartment
Market Position
Priced Above Local Sales
At €645,000, 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.
82 closed sales nearby · 9mo 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 €645,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €32,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €645,000, 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.
€32,250
That's what overbidding by just 5% on a €645,000 home costs you — before interest.
A €19 check before a €645,000 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 82 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €645,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
82 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.
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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 0.6% 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
82
Transactions Analysed
Within 1.5km
9 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 · 82 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 The Alders, Dunstaffenege Hall, St. Brigids Church Road, Dublin | 2025-08-15 | 68m² | |
| 9 The Alders, Dunstaffhage Hall, St Brigids Church Rd, Dublin | 2025-08-21 | 99m² |
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
Energy Efficiency Advantage: With a B BER rating, this 99m² apartment offers significant energy cost savings, estimated to be €1,000-€1,400 annually compared to typical D-rated properties of similar size which might incur €2,000-€2,500 in annual energy costs.
Ideal Configuration Alignment: The property's 3-bedroom, 2-bathroom layout perfectly matches the median configuration of sold properties within a 1km radius, making it highly attractive to a broad range of buyers seeking optimal space and functionality.
Efficiently Sized Apartment: At 99m², this apartment provides a well-proportioned living space that, while slightly smaller than the average property size of 120m² in the 1km radius over the last 180 days, offers an efficient and practical footprint for its bedroom count.
Hypothesis: Given that BER ratings for a significant portion of properties in the immediate 1km area are listed as 'unknown' in the market data, this property's confirmed and strong B BER rating provides a distinct competitive advantage, potentially allowing it to sell faster or attract premium offers due to its proven energy efficiency.
Amenities
Exceptional Transport Connectivity: The property boasts strong transport links, offering convenient access to the Luas Green Line (Stillorgan and Sandyford stops within 1.5-2km) and multiple Dublin Bus routes (e.g., 46A, 145, 11, 47) on the N11, providing direct routes to Dublin City Centre and surrounding areas.
Premier Educational Access: Located near highly regarded educational institutions, residents benefit from proximity to schools such as St. Laurence's Boys' National School, Oatlands College, and University College Dublin (UCD), appealing to families and those in academia.
Comprehensive Local Amenities: Stillorgan village, easily accessible, offers a range of essential amenities including Stillorgan Shopping Centre (featuring SuperValu and Dunnes Stores), Stillorgan Medical Centre, pharmacies, as well as various restaurants like Mao at Home and lifestyle options such as Stillorgan Leisureplex.
Hypothesis: The established and comprehensive amenity base of Stillorgan, coupled with excellent public transport options via Luas and Dublin Bus, ensures this property maintains high desirability and robust long-term value, as it caters to both daily practical needs and a high quality of life, making it resilient to market shifts.
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.