8 Ostman Place, Stoneybatter, Dublin 7, D07 R2N3
64 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 2 Bed · 1 Bath · 45m² · Terrace
Market Position
Priced Within Local Sold Range
At €400,000, this home is priced within the typical range of 64 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.
64 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 €400,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €20,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €400,000, 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.
€20,000
That's what overbidding by just 5% on a €400,000 home costs you — before interest.
A €19 check before a €400,000 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 64 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
64 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 median of comparable sales. 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 3.9% 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
64
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±15%
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 · 64 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Ostman Place, Stoneybatter, Dublin 7, Dublin 7, Dublin | 2025-03-14 | 47m² | |
| 5 Ostman Place, Manor St, Dublin 7, Dublin 7, Dublin | 2025-09-18 | 50m² |
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 Opportunity: The 'G' BER rating indicates significant potential for value enhancement through energy efficiency upgrades, estimated to cost €15,000-€20,000 for improvements to a B2 rating, potentially increasing the property's value by €25,000-€30,000.
Size Discrepancy: At 45.0m², this 2-bedroom property is considerably smaller than the median sale price for same-type properties within 1km (€485,000), which averages a larger size, suggesting a premium is being paid per square meter.
Cost of Inefficiency: The current 'G' BER rating implies annual energy costs of approximately €2,200-€2,800, compared to €900-€1,300 for a C-rated property of similar size in the area, representing an annual saving of €1,000-€1,500 if upgraded.
Hypothesis: The substantial investment required to upgrade the BER rating from G to B2, estimated at €15,000-€20,000, coupled with the property's compact size of 45m², suggests that future value appreciation will be heavily contingent on successful modernization and potentially extension, rather than solely on organic market growth.
Amenities
Transport Hub: Excellent connectivity via Dublin Bus routes 25, 66, and 67, with the Luas Red Line accessible at the Smithfield stop (approx. 500m), facilitating easy commutes across the city.
Local Essentials: Proximity to St. Brecans National School (300m), St. Joseph's Secondary School (600m), and the Mater Private Hospital (1.5km) ensures access to education and healthcare.
Vibrant Lifestyle: Within walking distance are numerous cafes and restaurants along Manor Street, alongside the expansive Phoenix Park (1.2km) offering significant recreational space.
Hypothesis: The high walkability score, bolstered by nearby amenities like Smithfield and easy access to major transport routes, combined with a strong local school network, creates a desirable urban living environment that should continue to support robust property demand in Stoneybatter, particularly for smaller, well-located 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 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.