the cottage, barnacullia, stepaside, dublin 18, d18 t1w6
26 homes sold nearby. See what they went for — and what to bid on this one.
€699,950 · 3 Bed · 2 Bath · 102m² · Bungalow
Market Position
Below Typical Sale Prices
At €699,950, 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.
26 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 €699,950, 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 €34,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €699,950, 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.
€34,998
That's what overbidding by just 5% on a €699,950 home costs you — before interest.
A €19 check before a €699,950 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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €699,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
26 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 16.4% year-on-year, based on the trailing 24-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
26
Transactions Analysed
Within 3.0km
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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Cottage, Barnacullia, Sandyford, Dublin 18, Dublin | 2025-10-10 | 102m² | |
| Woodside, Sandyford, Dublin 18, Dublin 14, Dublin | 2025-11-13 | 136m² |
Transactions within a 3.0km radius and 24-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 Upgrade Opportunity: With a BER D rating, strategic energy efficiency upgrades could significantly enhance this property's value. Improving to a B2 rating would cost an estimated €8,000-€12,000 but could increase the property value by €15,000-€20,000, offering a clear return on investment.
Energy Cost Savings Potential: Current annual energy costs for a D-rated property of this size are estimated at €1,800-€2,200. Upgrading to a B-rated standard could reduce these costs to €800-€1,200 annually, saving €1,000-€1,400 each year.
Generous Space and Layout: At 160m² with 4 bedrooms and 3 bathrooms, this house offers considerably more space than the average property within a 3km radius (121m² and 3 bedrooms), providing ample living area for a growing family and meeting the demand for larger homes in the area.
Hypothesis: Given the property's generous size and family-oriented layout in a prime location, investing in modernising the interior finishes and garden landscaping, in addition to BER upgrades, would significantly elevate its market appeal and command a premium, ensuring it stands out in a competitive segment of the Dundrum market.
Amenities
Excellent Transport Connectivity: The property benefits from superb public transport links, being approximately 1.5km from the Luas Green Line at either Dundrum or Balally stops, providing direct access to St. Stephen's Green in 15-20 minutes. Several Dublin Bus routes (e.g., 14, 44, 75) operate nearby, ensuring convenient access across South Dublin and the city centre.
Premier Retail & Lifestyle Access: Located just minutes from Dundrum Town Centre, residents enjoy unparalleled access to over 160 shops, restaurants, and entertainment options. Additionally, Airfield Estate, a 38-acre working farm and gardens, is within a 1km radius, offering a unique family-friendly amenity.
Strong Educational & Family Amenities: The area is well-served by highly regarded schools such as Taney Parish National School (approx. 1km) and Our Lady's Grove Primary and Secondary Schools (approx. 1.5km), making it highly attractive for families. Local parks and sporting facilities further enhance the quality of life.
Hypothesis: The ongoing expansion and enhancement of services and leisure facilities around Dundrum Town Centre, coupled with the established reputation of local schools, will continue to cement the area's desirability, making properties like 91 Beechlawn Avenue a consistently sought-after address for families and commuters alike.
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.