Apartment 9, The Sycamore, Elmfield, Leopardstown, Dublin 18, D18 YX50
90 homes sold nearby. See what they went for — and what to bid on this one.
€474,950 · 2 Bed · 2 Bath · 80m² · Apartment
Market Position
Priced Above Local Sales
At €474,950, 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.
90 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 €474,950, 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 €23,748 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €474,950, 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.
€23,748
That's what overbidding by just 5% on a €474,950 home costs you — before interest.
A €19 check before a €474,950 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 90 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
90 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 median of comparable sales. 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 2.7% 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.
Financial Exposure · 10% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€474,950
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
90
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±13%
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 · 90 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 The Sycamore, Elmfield, Ballyogan Rd, Dublin 18, Dublin | 2025-09-19 | 73m² | |
| 142 Kilgobbin Woods, Castlecourt, Sandyford Dublin 18, Dublin 18, Dublin | 2025-09-25 | 65m² |
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: With a B3 BER rating, this apartment is positioned well for energy efficiency, likely costing approximately €1,000-€1,400 annually in energy bills, compared to €1,800-€2,200 for a D-rated property of similar size.
Value Optimization: Upgrading from a B3 to a B2 or A-rated BER could potentially cost €6,000-€10,000 and might add €8,000-€12,000 in property value, offering a clear return on investment.
Space Utility: At 80m², this 2-bedroom, 2-bathroom apartment offers a comfortable living space, aligning well with typical demand for modern apartments in this area.
Hypothesis: The prevalence of B-rated BER certificates in recent sales within 1km (€451,000 median for similar types) suggests that future buyers will increasingly prioritise energy efficiency, making upgrades to A-ratings a sound long-term investment strategy that could command a price premium of 5-7%.
Amenities
Excellent Connectivity: The property is well-served by transport, with the Luas Green Line at the Leopardstown Valley stop approximately 1.2km away, and Dublin Bus routes 175, 47, and 63 operating nearby.
Local Amenities: Residents have convenient access to services including Leopardstown Medical Centre (1km), Tesco Superstore (0.8km), and the various shops and restaurants in the nearby Sandyford village.
Green Spaces & Schools: The apartment is within walking distance of Kilmacud Park (0.7km) and close to a number of educational institutions such as St. Raphaela's School and Oatlands College.
Hypothesis: The proximity to the Luas Green Line and a growing commercial presence in Leopardstown are creating a strong 'urban village' feel, which is likely to increase property values by 10-15% over the next five years as more professionals choose to live and work in the area.
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.