24 St Aubyn's Court, Killiney, Co. Dublin, A96 CF89
11 homes sold nearby. See what they went for — and what to bid on this one.
€460,000 · 2 Bed · 1 Bath · 80m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €460,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 10mo 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 €460,000, 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 €23,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €460,000, 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.
€23,000
That's what overbidding by just 5% on a €460,000 home costs you — before interest.
A €19 check before a €460,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, 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
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±6%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 115 The Elms, Abberley, Killiney, Dublin | 2025-08-06 | 86m² | |
| 66 Ennel Court, Ballybrack, Killiney, Dublin | 2025-08-13 | — |
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 Potential: With a C1 BER rating, upgrading to a B2 could cost an estimated €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000, offering a return on investment.
Size Efficiency: At 80.0m², this property is smaller than the average property size of 112.5m² within a 1km radius over the last 180 days, indicating a more compact living space.
Value Optimization Opportunity: Upgrading the BER from C1 to B2 would likely reduce annual energy costs by approximately €400-€600 compared to a D-rated property, making it more competitive.
Hypothesis: The prevalence of properties with unknown BER ratings (100% within 1km over 180 days) suggests that a focus on explicit BER improvements and certifications for this property could command a significant premium, differentiating it from the unrated competition and highlighting its long-term value proposition.
Amenities
Transport Connectivity: The area is served by Dublin Bus routes 7, 45A, 59, and 111, with the DART station at Killiney being approximately a 20-minute walk (1.6km) away, providing good public transport access.
Local Lifestyle Hub: Residents have access to nearby amenities such as the Roches Hill Playground, Killiney Shopping Centre (1.5km), and a variety of restaurants and cafes in Dalkey town centre (2.5km).
Educational Proximity: The property is within a reasonable distance of several educational institutions, including St. Joseph's National School (1.2km) and Holy Child School (2.3km), catering to families.
Hypothesis: The significant disconnect between the property's current location and the nearest direct DART access (1.6km walk) suggests a potential future value uplift if public transport infrastructure, such as a dedicated bus link or improved pedestrian access to the DART line, is enhanced in the immediate vicinity of St. Aubyn's Court.
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.