Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 10.9% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 1.2km over the last 4 months show a median of EUR 907,050 for similar 3-bed houses. Our fair value estimate is EUR 879,475, which is 9.8% below the asking price of EUR 975,000. There may be room to negotiate. Listed 66 days ago — slightly above the typical pace, mild leverage on opening bid.
72 days
On market
122 m²
Floor area
BER D1
Energy rating
3 bed
Bedrooms
This is a preview — 3 of 20 sections are open17%
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THE QUESTION
Priced ~11% above our €879k estimate; 5 warnings before you bid.
Here's my honest read before you bid. The asking of €975,000 is about 11% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. Don't let any “moving fast” pressure rush you — the numbers give you room to bid sensibly and walk away if it runs past what it's worth.
01One likely affects your buildings-insurance quote — graded a warning.
02One fails a health screen — and names the test to order — graded a warning.
03A running-cost burden the asking price ignores — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €975,000
OPEN
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LIKELY
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WALK AWAY
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 10 comps and the 7 findings on this property.
FREE PREVIEW: 1 OF 7 FINDINGS
ⓘ WATCH
Active construction nearby
11 Linden Lea Park, Stillorgan, Co. Dublin, A94FX72 — permission granted, build in progress, 80 m away. An active scheme this close means years of construction traffic and noise, then new supply competing with this property at resale and for tenants.
Recommended action
Read the grant conditions (construction hours, routes) and treat the disruption window as part of what your price buys.
5 WARNINGS TO UNLOCK
Get the full story before you bid.
One likely affects your buildings-insurance quote
One fails a health screen — and names the test to order
A running-cost burden the asking price ignores
An amenity factor your solicitor won’t check
A road-safety pattern on the local routes
Who holds leverage in this negotiation
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29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
10 comparable sales · Property Price Register
15 Linden Place, Grove Ave, Blackrock580 m · 2026-04 · 4 bed · 172 m² · B3 · match 82
€1,090,000
14 Leopardstown Park, Blackrock, Co Dublin1.0 km · 2026-02 · 4 bed · 149 m² · D1 · match 80
€1,041,755
53a Beaufield Park, Stillorgan, Co Dublin610 m · 2026-03 · 4 bed · 116 m² · D2 · match 79
€841,000
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
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Official data
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