95a Lakelands Close, Stillorgan, Dublin, A94 F671
15 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 3 Bed · 3 Bath · 114m² · Detached
Market Position
Below Typical Sale Prices
At €695,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
15 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 €695,000, 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 €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
Statistical Confidence · High
15
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±12%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 62 Stillorgan Wood, Stillorgan, Dublin 18, Dublin | 2025-09-26 | 140m² | |
| 37 Stillorgan Heath, Stillorgan, Co Dublin, Dublin | 2025-09-26 | 140m² |
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 C3 Upgrade Opportunity: Upgrading the C3 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, representing a sound investment.
Size Advantage: At 114m², this property is slightly larger than the average property size of 112m² sold within a 1km radius over the last 180 days, offering more usable space.
Configuration Alignment: With 3 bedrooms and 3 bathrooms, the property aligns with the median configuration of 3 bedrooms and 2 bathrooms in the 1km radius market, making it attractive to families.
Hypothesis: Despite its C3 BER rating, the property's size and configuration are competitive, but a focused energy efficiency upgrade to a B2 rating would not only reduce estimated annual running costs by €700-€1,000 compared to a D-rated property but also significantly enhance its market appeal and long-term value proposition, likely adding a 3-5% premium.
Amenities
Excellent Transport Hub: Located near Stillorgan, this area is well-served by Dublin Bus routes 46A, 75, and 118, and is within a 15-minute walk to the Sandyford Luas Green Line stop, offering excellent connectivity to the city centre.
Educational and Retail Hub: Proximity to renowned schools like Oatlands College (1.2km) and St. Raphaela's School (1.5km), along with the Stillorgan Shopping Centre (500m) offering numerous retail outlets and a Dunnes Stores, enhances convenience.
Green Space Access: Residents can enjoy easy access to Deer Park (800m), a significant local park offering walking trails and recreational facilities, contributing to a high quality of life.
Hypothesis: The strong public transport links, including the Luas Green Line and multiple bus routes, combined with a dense concentration of educational facilities and retail amenities within a 1km radius, indicate a robust local ecosystem that will likely continue to drive property value appreciation by 4-6% annually, outpacing areas with poorer 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 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.