Apt 8, Aston House, 5 Aston Place, Dublin 2, D02 P863
191 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 2 Bed · 2 Bath · 58m² · Apartment
Market Position
Priced Above Local Sales
At €425,000, 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.
191 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 191 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
191 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.
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 3.1% 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
191
Transactions Analysed
Within 1.5km
10 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 · 191 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Aston Building, Aston Quay, Dublin 2, Dublin 2, Dublin | 2024-11-21 | 47m² | |
| Apt 2 Aston Buildings, Aston Quay, Dublin 2, Dublin | 2025-05-23 | 71m² |
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 Opportunity: The D2 BER rating implies potential for value enhancement; upgrading to a B2 standard could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Space Efficiency: At 58.0m², this 2-bedroom, 2-bathroom apartment offers a compact yet functional layout, with a density of 2 bedrooms per 58m², which is reasonable for the city centre.
Value Optimization Potential: With a D2 BER, estimated annual energy costs are €1,800-€2,200, which could be reduced to €800-€1,200 for a B2 rating, representing potential annual savings of €1,000-€1,400.
Hypothesis: Given the D2 BER rating, investing in targeted energy efficiency upgrades could significantly improve the property's appeal and long-term running costs, potentially commanding a higher resale value and attracting environmentally conscious buyers who are increasingly factoring BER into their decisions.
Amenities
Exceptional Transport Hub: This property benefits from unparalleled connectivity with the Luas Red Line at the Jervis stop (approx. 200m) and multiple Dublin Bus routes including the 150, 151, and 400 within immediate proximity.
Vibrant Urban Lifestyle: Residents have immediate access to a plethora of amenities, including Grafton Street (500m), St Stephen's Green (600m), and numerous cafes like Bewley's Grafton Street (450m) and restaurants.
Prime Educational and Healthcare Access: Located within walking distance to Trinity College Dublin (800m), the Royal College of Surgeons in Ireland (700m), and St. James's Hospital (2km), offering excellent educational and healthcare convenience.
Hypothesis: The extreme walkability of Aston Place, with its proximity to major transport nodes, retail hubs, and educational institutions, creates a 'super-prime' location effect where the lack of private parking is largely offset by the ease of public transport and the sheer density of daily conveniences, likely driving strong rental demand and capital appreciation.
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.