Apartment 87, Audeon, West Gate, Christchurch, Dublin 8, D08 H590
109 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 1 Bed · 1 Bath · 34m² · Apartment
Market Position
Priced Within Local Sold Range
At €270,000, this home is priced within the typical range of 109 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
109 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €270,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €270,000, 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.
€13,500
That's what overbidding by just 5% on a €270,000 home costs you — before interest.
A €19 check before a €270,000 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 109 verified local sales · High confidence
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Price Distribution Analysis
109 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 2.8% 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
109
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±12%
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 · 109 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Westgate, St Agustine St, Christchurch Dublin 8, Dublin 8, Dublin | 2025-05-08 | 53m² | |
| Apartment 67, Tandy West Gate, Saint Augustine Street, Dublin | 2025-02-20 | 27m² |
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 C Advantage: With a BER rating of C, annual energy costs are estimated to be between €1,200-€1,600, offering moderate savings compared to lower-rated properties.
Compact Living Space: At 34.0m², this 1-bedroom apartment is smaller than the median sale price for same broad type apartments within 1km (€334,000), implying a focus on efficient use of space.
Value Optimization Opportunity: While not requiring immediate major upgrades, investing €6,000-€9,000 to improve BER to B2 could potentially increase property value by €8,000-€12,000.
Hypothesis: The prevalence of C BER ratings within 1km (suggested by the property's rating) indicates a market where modern efficiency is standard, and further improvements beyond C could offer a premium, albeit with a marginal ROI compared to initial purchase price.
Amenities
Excellent Transport Hub: This apartment is well-connected with the Luas Red Line at the Four Courts stop (approx. 500m) and multiple Dublin Bus routes including 13, 40, 69, and 77A serving the area.
Central Urban Amenities: Residents have immediate access to The Digital Hub,Christchurch Cathedral, and numerous cafes, bars, and restaurants along Dame Street and George's Street.
High Walkability Score: Located in Dublin 8, the property boasts exceptional walkability, with Stephen's Green, Temple Bar, and major shopping districts all within a 15-minute walk.
Hypothesis: The concentration of educational institutions like Trinity College Dublin and TU Dublin within a 2km radius, coupled with high rental demand from students and young professionals, underpins strong long-term rental yields for compact city centre apartments.
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.