The Lodge, Kill Avenue, Dun Laoghaire, Co Dublin, Dun Laoghaire, Co. Dublin, A96 Y977
30 homes sold nearby. See what they went for — and what to bid on this one.
€875,000 · 3 Bed · 2 Bath · 115m² · Detached
Market Position
At the Upper End of Local Sales
At €875,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
30 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 €875,000, 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 €43,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €875,000, 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.
€43,750
That's what overbidding by just 5% on a €875,000 home costs you — before interest.
A €19 check before a €875,000 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 30 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €875,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
30 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 size-adjusted median. 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 14.3% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 18% 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
€875,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
30
Transactions Analysed
Within 1.5km
8 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 · 30 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Glandore Park, Lower Mounttown Rd, Dun Laoghaire, Dublin | 2025-09-03 | 140m² | |
| Longford House, 21 Lanesville, Monkstown, Dublin | 2024-10-25 | 133m² |
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
Energy Efficiency Advantage: With a strong BER B rating, this property offers estimated annual energy savings of €1,000-€1,400 compared to typical D-rated properties of similar size, which face annual costs of €1,800-€2,200.
Details
- Optimal Size & Configuration: This 115m² detached property, featuring 3 bedrooms and 2 bathrooms, is larger than the 108m² average for properties within a 1km radius and aligns perfectly with the area's median bedroom and bathroom count.
- Highly Desirable Property Type: As a detached house, this property belongs to the most sought-after category, comprising 84% of sales within a 1km radius, positioning it favourably in the local market.
- Hypothesis: The property's combination of a desirable detached type, generous size for the area, and excellent BER B rating makes it a resilient investment, likely to maintain strong value appreciation even in fluctuating markets due to its alignment with growing buyer priorities for energy efficiency and spacious family living.
Amenities
Excellent Transport Connectivity: The property boasts strong transport links with Dun Laoghaire DART station approximately 2km away for city centre access, complemented by frequent Dublin Bus routes such as the 46A, 75, and 7D serving Kill Avenue directly.
Details
- Prime Educational Access: Located on Kill Avenue, the property is immediately adjacent to the Institute of Art, Design and Technology (IADT) and benefits from easy access to local primary and secondary schools including Holy Family National School and Dun Laoghaire Community College.
- Vibrant Local Lifestyle: Residents can enjoy a rich lifestyle with Dun Laoghaire town centre, featuring St. Michael's Hospital, Bloomfield Shopping Centre, and a diverse range of cafes, restaurants, and leisure facilities, all conveniently within a 2-3km radius.
- Hypothesis: The unique blend of a major third-level institution (IADT) and traditional family amenities along Kill Avenue creates a dynamic, mixed-use environment, driving sustained demand for residential properties, which solidifies long-term property values for all housing types, from student rentals to family homes.
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.