Apartment 61, The Willow, Stepaside, Dublin 18, D18 AH10
103 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 2 Bed · 2 Bath · 78m² · Apartment
Market Position
Below Typical Sale Prices
At €375,000, 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.
103 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 €375,000, 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 €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €19 check before a €375,000 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 €375,000 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 is positioned below the size-adjusted median, 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2% 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
8 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 · 103 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 57 The Willow, Parkview, Stepaside Dublin 18, Dublin 18, Dublin | 2025-09-03 | 77.7m² | |
| 25 The Willow, Parkview, Stepaside Dublin 18, Dublin 18, Dublin | 2025-11-28 | 87m² |
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 Efficiency: The B2 BER rating suggests reasonable energy efficiency, likely resulting in annual energy costs between €1,200 and €1,800 compared to €1,800-€2,400 for similar-sized D-rated properties.
Details
- Size and Configuration: At 78m², this 2-bedroom, 2-bathroom apartment is of a standard size for the area, aligning with the median of 2 bedrooms and 2 bathrooms seen in local sales data.
- Value Optimization: While the BER is B2, there is potential for value enhancement by upgrading to an A-rated BER, which could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, offering a strong return on investment.
- Hypothesis: Given the prevalence of B2 BER ratings within the local market (as indicated by this property's rating and no BER data in nearby metrics), there may be an untapped market opportunity for properties with significantly higher energy ratings (A1-A3) that could command a premium of 5-10% over similar-sized B-rated units.
Amenities
Transport Connectivity: Stepaside is served by Dublin Bus routes 44 and 118, providing direct access to Dublin city centre and surrounding areas, with the Glencairn Luas stop (Green Line) approximately 2km away.
Details
- Lifestyle & Retail: Residents have convenient access to local amenities including the Stepaside village shops, Leopardstown Shopping Centre (2km) with Dunnes Stores and Woodies, and numerous restaurants and cafes.
- Green Spaces & Recreation: The property is close to Glencairn Golf Club and offers access to the scenic walks in the Dublin Mountains, including Ticknock Hill (3km), providing excellent outdoor recreational opportunities.
- Hypothesis: The ongoing development of infrastructure in the South Dublin region, combined with the established appeal of Stepaside as a suburban hub with good transport links to the city and proximity to the mountains, suggests that properties like this, offering a balance of urban access and natural amenities, are poised for sustained demand and value growth.
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.