Apartment 46, Trinity Plaza, Dublin 2, D02 XA78
198 homes sold nearby. See what they went for — and what to bid on this one.
€455,000 · 2 Bed · 1 Bath · 62m² · Apartment
Market Position
Priced Above Local Sales
At €455,000, 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.
198 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 €455,000, 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 €22,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €455,000, 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.
€22,750
That's what overbidding by just 5% on a €455,000 home costs you — before interest.
A €19 check before a €455,000 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 198 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €455,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
198 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.
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% 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
198
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±18%
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 · 198 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Trinity Plaza, Townsend St, Dublin 2, Dublin 2, Dublin | 2025-08-28 | 66m² | |
| 14 College Close, Tara St, Dublin 2, Dublin 2, Dublin | 2025-11-07 | 38m² |
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 B2 Advantage: The B2 BER rating is a good indicator of energy efficiency, likely resulting in annual energy costs approximately €1,000-€1,400 lower than comparable D-rated properties of similar size.
Details
- Size Efficiency: At 62m², this 2-bedroom apartment offers a space-efficient layout, aligning with the average property size of 69.7m² for apartments within a 1km radius over the past 180 days.
- Value Optimization: Investing €8,000-€12,000 to upgrade the BER from B2 to an A-rating could potentially increase the property's value by €15,000-€20,000, presenting a sound return on investment.
- Hypothesis: While a B2 rating is favourable, the 100% BER unknown percentage in nearby data indicates a potential for market differentiation; properties with confirmed A-ratings in this core Dublin 2 location could command a 5-8% premium due to ongoing energy cost awareness and ESG considerations.
Amenities
Exceptional Connectivity: This property is served by numerous Dublin Bus routes, including 25, 66, and 67, and is a short walk to the Luas Red Line at the Jervis stop, providing excellent public transport access.
Details
- Prime Educational Hub: Located in close proximity to Trinity College Dublin, Griffith College Dublin, and numerous primary and secondary schools like Scoil Mhuire Gan Smál, ensuring access to top-tier education.
- Unrivalled Urban Lifestyle: Walking distance to Grafton Street for high-end retail, numerous cafes such as Bewley's Oriental Café, restaurants like The Winding Stair, and green spaces like St. Stephen's Green enhances liveability.
- Hypothesis: The density of high-value residential and commercial properties within a 1km radius, coupled with its UNESCO World Heritage status and proximity to key institutions like Trinity College, positions this location for continued gentrification and value appreciation, outperforming broader Dublin market trends.
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.