Apartment 16, Ashford, Griffith Avenue, Dublin 11, D11 HF88
45 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 1 Bed · 1 Bath · 120m² · Apartment
Market Position
Below Typical Sale Prices
At €275,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
45 closed sales nearby · 11mo 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 45 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
45 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 10.7% 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
45
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
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 · 45 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Ashford, Griffith Avenue, Dublin 11, Dublin 11, Dublin | 2025-03-06 | 68m² | |
| 45 Addison Ave, Addison Park, Dublin 9, Dublin 11, Dublin | 2025-04-14 | 64m² |
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 C3 Upgrade Potential: Upgrading the C3 BER rating to a B2 could cost approximately €8,000 - €12,000 and is projected to increase property value by €15,000 - €20,000, representing a sound investment.
Spacious Layout: At 120m², this apartment is significantly larger than the average property size of 95m² sold within a 1km radius over the past 180 days, offering substantial living space.
Value Optimization Opportunity: Given the property's large size (120m²) and a C3 BER rating, focusing on energy efficiency upgrades could unlock significant value, as properties with better BER ratings typically command higher prices and attract more buyers.
Hypothesis: The substantial size of this apartment, coupled with its C3 BER rating, presents a unique opportunity for value enhancement; a strategic investment in insulation and heating system upgrades, potentially targeting a B2 or A3 rating, could significantly boost its market appeal and long-term rental yield, especially in a market where energy efficiency is increasingly scrutinized.
Amenities
Excellent Transport Links: The area is well-served by Dublin Bus routes 14, 15, 27, 40, 40B, 40D, 76, 76A, and 76B, providing extensive connectivity across Dublin.
Local Educational Hub: Proximity to St. Kevins Boys National School (250m), St. Michael's Secondary School (400m), and the Technological University Dublin (TU Dublin) Blanchardstown campus (2km) offers strong educational facilities.
Convenient Shopping Access: Residents have easy access to The Charlestown Shopping Centre (1km) and a range of local retail outlets, ensuring daily needs are met with ease.
Hypothesis: The Griffith Avenue area, while currently exhibiting slower market transaction times in its immediate vicinity, benefits from a robust public transport network and a comprehensive suite of local amenities including significant educational institutions and shopping centres, suggesting that properties in this locale, especially those with size and value optimization potential, are well-positioned for future capital appreciation driven by ongoing urban development and infrastructure improvements.
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.