Blackrock , Stillorgan, Co. Dublin
19 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 6 Bed · 1 Bath · 620m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 19 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
19 closed sales nearby · 12mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €80,000 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€80,000
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
19 verified closed sales within 1.5km · 18 months.
No asking price is listed. The chart shows the verified closed sales distribution for 19 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. It does not show your bid strategy.Same baseline as Market Position.
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 0.9% 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
19
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Oatlands Manor, Mount Merrion, Dublin, Dublin | 2024-11-20 | 223m² | |
| 32 South Ave, Mount Merrion, Dublin, Dublin | 2026-01-09 | 224m² |
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 Unknown: The property has an unknown BER rating, meaning potential buyers cannot ascertain its energy efficiency or associated running costs without further investigation.
Details
- Size Anomaly: At 620m², this property is significantly larger than the average property size of 124.67m² within a 1km radius, indicating it is an outlier and may face challenges in finding comparable sales for precise valuation.
- Limited Bathrooms: With only 1 bathroom for 6 bedrooms, this configuration is highly atypical for a property of this size and estimated value, potentially impacting its marketability and desirability for future buyers.
- Hypothesis: The outlier size and unusual bathroom configuration, coupled with an unknown BER rating, suggest that this property may have unique requirements for renovation or adaptation to meet contemporary market expectations, potentially impacting its long-term value appreciation relative to more conventionally configured and energy-efficient homes.
Amenities
Transport Hub: This location is well-served by transport, including Dublin Bus routes 44, 63, and 75, and is within proximity to the DART stations at Blackrock and Seapoint, offering excellent connectivity.
Details
- Education Epicenter: The area boasts a strong educational ecosystem with renowned institutions such as Blackrock College, St. Andrew's College, and the Smurfit Graduate Business School nearby.
- Retail and Leisure: Residents have easy access to a wide range of shopping and dining options, including Blackrock Village Centre, Frascati Shopping Centre, and numerous cafes and restaurants along the coast.
- Hypothesis: The concentration of high-quality educational institutions and premium retail/dining facilities within this affluent coastal suburb suggests that properties in this specific locale benefit from a consistent demand and premium pricing due to the desirable lifestyle and educational opportunities offered, which will likely continue to underpin property values.
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.