10 The Wooden Building, Exchange Street Upper, Dublin 8, D08 E9W7
159 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 1 Bed · 1 Bath · 41m² · Apartment
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 159 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
159 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 €295,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 159 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
159 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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 1.3% 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
159
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 · 159 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 1, The Cutlers, 3 6 Exchange St Upper Dublin 2, Dublin 8, Dublin | 2025-10-03 | 60m² | |
| 7 The Cutlers, Exchange St., Dublin 8, Dublin | 2025-06-17 | 52m² |
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
Efficient Space: At 41.0m², this one-bedroom apartment offers a good balance of size and utility for its type within the dense urban core.
BER B3 Advantage: The B3 BER rating suggests moderate energy efficiency, with potential annual savings of €700-€900 compared to an average G-rated property of similar size, while avoiding the significant upgrade costs associated with lower ratings.
Value Enhancement Opportunity: While not requiring urgent upgrades, investing €3,000-€5,000 to potentially achieve a B2 rating could marginally improve marketability and offer an additional €400-€600 in annual energy savings, a small but positive return.
Hypothesis: The B3 BER rating positions this property well for the current market, but a strategic focus on minor enhancements like improved insulation or window upgrades, costing under €2,000, could elevate its appeal and offer an additional 1-2% value uplift due to increasing buyer demand for energy-efficient homes.
Amenities
Transport Hub: Residents have excellent connectivity with the Luas Red Line at Smithfield (approx. 700m) and multiple Dublin Bus routes including the 40, 13, and 70 within a short walk, facilitating easy commutes.
Vibrant Local Life: The property is surrounded by amenities including Temple Bar's cultural attractions, numerous cafes and restaurants like The Fumbally, and supermarkets such as Lidl and Tesco within a 1km radius.
Urban Walkability: The area is highly walkable, with Christ Church Cathedral and Dublin Castle easily accessible within 15-20 minutes on foot, offering access to historical sites and green spaces like Dubh Linn Gardens.
Hypothesis: The concentration of Luas stops (Smithfield, Four Courts) and key Dublin Bus routes (40, 13, 70) within a 1km radius, combined with the density of retail and dining options, indicates that the rental yields for this property are likely to be strong, potentially exceeding 6% annually, driven by demand from young professionals and students.
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.