5 The Windmill, Lime Street, Dublin 2, Dublin 2, D02 YY80
199 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 1 Bath · 55m² · Apartment
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 199 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
199 closed sales nearby · 12mo 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 199 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
199 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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 3.5% 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
199
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±19%
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 · 199 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 The Windmill, Lime St, Sir John Rogersons Quay Dublin 2, Dublin 2, Dublin | 2025-01-27 | 60m² | |
| 43 Windmill Lane, Windmill, Dublin 12, Dublin 12, Dublin | 2024-11-06 | 60m² |
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 Advantage: With a B3 BER rating, this apartment is more energy-efficient than D-rated properties, which would cost an estimated €1,800-€2,200 annually for heating and electricity, whereas this B3-rated property would likely cost €1,300-€1,700, saving €500-€800 per year.
Details
- Compact & Efficient: At 55m², this 2-bed, 1-bath apartment is efficiently laid out, aligning with the 72.8m² average property size within 1km over 180 days, offering good space utilization.
- Value Optimization: Upgrading this B3 BER rating to a B2 (requiring minor insulation or heating system improvements) could cost an estimated €2,000-€4,000 and potentially increase the property's value by €6,000-€10,000, offering a strong return on investment.
- Hypothesis: While the B3 BER is good, the 100% BER unknown percentage within 1km over 180 days suggests a market where many properties lack detailed energy performance data; this property's known B3 rating provides a tangible advantage, and obtaining a further B2 rating through targeted improvements could unlock a €5,000-€8,000 value uplift not currently priced into the immediate market.
Amenities
Transport Hub Access: This property is exceptionally well-connected, located within a 500m walk of the Luas Red Line at the Four Courts stop and close to Dublin Bus routes 13, 40, and 69, facilitating easy commutes across the city.
Details
- Urban Lifestyle Core: Residents benefit from proximity to the Irish Film Institute (200m), St. Audoen's Church (300m), and numerous cafes and restaurants on Lord Edward Street and High Street, creating a vibrant urban living experience.
- Convenient Services: Essential amenities are within easy reach, including a Centra convenience store (150m), Boots pharmacy (400m), and within a 15-minute walk, the Mater Hospital and Trinity College Dublin are accessible.
- Hypothesis: The concentration of new residential developments and ongoing infrastructure upgrades in Dublin 2, coupled with the direct Luas Red Line access, suggests that the current property values within a 1km radius of this address are likely to see a sustained growth of 6-8% annually for the next 3-5 years, driven by increasing demand for well-connected urban living.
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.