64 Ashgrove, Kill Avenue, Dun Laoghaire, Co. Dublin, A96 H268
23 homes sold nearby. See what they went for — and what to bid on this one.
€549,950 · 2 Bed · 1 Bath · 72m² · Terrace
Market Position
Priced Above Local Sales
At €549,950, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
23 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 €549,950, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €27,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €549,950, 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.
€27,498
That's what overbidding by just 5% on a €549,950 home costs you — before interest.
A €15 check before a €549,950 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
23 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 0.6% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
23
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±10%
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 60 Ash Grove, Kill Avenue, Dun Laoghaire, Dublin | 2025-02-06 | 90m² | |
| 47 Carriglea Gardens, Kill Ave, Dun Laoghaire, Dublin | 2025-09-29 | 65m² |
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 Upgrade Potential: Upgrading this D1 BER rating to a B2 could cost €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and significantly reducing annual energy costs from an estimated €1,800-€2,200.
Space Efficiency: With 72.0m² and 2 bedrooms, this property offers a functional layout, however, the 1 bathroom for 2 bedrooms might be a point of consideration for some buyers.
Value Optimization: The current asking price of €549,950 compared to the estimated value of €605,764 presents an opportunity to purchase below the estimated valuation, especially if BER improvements are factored in.
Hypothesis: Given the D1 BER rating and a 1km median price per sqm of €6,891, investing in energy efficiency upgrades could unlock an additional €300-€400 per sqm in market value, highlighting a clear return on investment for a buyer willing to undertake improvements.
Amenities
Transport Links: This property is served by Dublin Bus routes 46A, 75, and 111, offering direct access to Dublin City Centre and surrounding areas, with the DART at Dún Laoghaire station approximately 2km away.
Local Conveniences: Residents have access to a variety of amenities including Dunnes Stores and Tesco supermarkets within 1km, along with numerous cafes and restaurants along the main street and at Dún Laoghaire harbour.
Family & Education: The property is within catchment for local schools like Rathdown School and Holy Child School, with Dún Laoghaire Educate Together National School approximately 1.5km away.
Hypothesis: The ongoing €300 million redevelopment plan for Dún Laoghaire Harbour, focusing on enhancing public spaces and cultural attractions, is likely to significantly boost the desirability and long-term property values in the surrounding areas, including Ashgrove.
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.