Keady Galleon, Stillorgan Park, Stillorgan, Co Dublin, A94 P621
31 homes sold nearby. See what they went for — and what to bid on this one.
€1,400,000 · 4 Bed · 2 Bath · 166m² · Detached
Market Position
Priced Above Local Sales
At €1,400,000, 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.
31 closed sales nearby · 11mo 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 €1,400,000, 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 €70,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,400,000, 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.
€70,000
That's what overbidding by just 5% on a €1,400,000 home costs you — before interest.
A €19 check before a €1,400,000 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 31 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
31 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 increased 5.8% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
31
Transactions Analysed
Within 1.5km
11 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 · 31 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 100 Stillorgan Grove, Blackrock, Dublin, Dublin | 2025-12-04 | 252m² | |
| 14 Coppinger Wood, Stillorgan Park, Blackrock, Dublin | 2025-09-18 | 168m² |
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 Improvement Opportunity: Upgrading the E BER rating to a B2 could cost an estimated €10,000-€15,000, potentially increasing the property's value by €20,000-€25,000 and reducing annual energy costs by approximately €1,000-€1,400 compared to its current rating.
Space Efficiency: With 166m² and 4 bedrooms, this property offers a relatively good space per bedroom ratio compared to some denser developments, but a review of internal layout for modern open-plan living could unlock further value.
Value Optimization Potential: The asking price of €1,400,000 for a property with an E BER rating, when considering potential upgrade costs, suggests that a buyer would need to invest significantly to bring it to a more desirable energy standard for long-term value appreciation.
Hypothesis: The E BER rating on a property of this size and potential value suggests that a significant portion of the property's value is tied to its location and size, with the energy efficiency being a secondary, but addressable, factor that could be leveraged by a buyer to enhance future returns through targeted retrofitting.
Amenities
Transport Links: Stillorgan is well-served by Dublin Bus routes 46A, 75, and 118, providing direct access to Dublin city centre and surrounding areas, with the Luas Green Line available at nearby Stillorgan stop.
Educational Hub: Proximity to highly-regarded schools such as St. Laurence's Boys National School, Mount Anville Secondary School, and Oatlands College, alongside University College Dublin (UCD) within a short commute.
Local Conveniences: Access to the Stillorgan Shopping Centre for retail needs, alongside numerous cafes, restaurants, and local shops in the village centre, offering excellent walkability for daily errands.
Hypothesis: The established prestige of Stillorgan Park, combined with the area's strong educational institutions and multiple direct transport routes to key employment and cultural hubs in Dublin, creates a sustained demand that may outpace the current localized sales data, suggesting the property's premium is more about long-term lifestyle and educational opportunity than immediate transactional value.
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.