101 The Dargan Building, Heuston South Quarter, St Johns Road West, Dublin 8, Dublin 8, D08 AT25
178 homes sold nearby. See what they went for — and what to bid on this one.
€460,000 · 2 Bed · 2 Bath · 72m² · Apartment
Market Position
Priced Within Local Sold Range
At €460,000, this home is priced within the typical range of 178 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
178 closed sales nearby · 9mo 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 €460,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €23,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €460,000, 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.
€23,000
That's what overbidding by just 5% on a €460,000 home costs you — before interest.
A €19 check before a €460,000 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 178 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €460,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
178 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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 8.7% 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
178
Transactions Analysed
Within 1.5km
9 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 · 178 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 127, The Dargan Building, Heuston South Quarter Dublin 8, Dublin 8, Dublin | 2024-11-18 | 82m² | |
| 140 Dargan Buildings, Dublin 2, Dublin 2, Dublin | 2025-03-07 | 54m² |
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 Improvement Potential: Upgrading the C1 BER rating to a B2 could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and lowering annual energy costs from an estimated €1,500-€2,000 to €800-€1,200.
Details
- Space Efficiency: This 72m² apartment with 2 bedrooms and 2 bathrooms offers a good space ratio, comparable to the average property size of 74.9m² within a 1km radius over the last 180 days, suggesting efficient use of internal space.
- Value Optimization: Given that 79.66% of properties within a 1km radius sold above asking price in the last 180 days, optimizing the finishes and presentation of this apartment could yield a significant return, potentially capturing an additional 5-10% premium.
- Hypothesis: The consistent 100% BER unknown percentage across all recorded timeframes (30, 90, 180 days) and radii (1km, 3km, 5km) for sold properties indicates a significant data gap in local market reporting; however, the prevalence of C and D BER ratings in this vicinity suggests that a proactive buyer investing in a B2 or A3 BER upgrade could achieve a notable value uplift of up to €20,000 more than comparable properties without such improvements.
Amenities
Transport Hub: The property benefits from excellent connectivity, with the Luas Red Line at James's stop just 500m away, and Dublin Bus routes 123, 40, and 79 operating within a 300m radius.
Details
- Urban Lifestyle Core: Residents have immediate access to a variety of amenities including the Coombe Women & Infants University Hospital (600m), Lidl Supermarket (400m), and numerous cafes and restaurants alongThomas Street within a 1km walk.
- Educational Proximity: St. James's Hospital Campus, housing Trinity College Dublin's medical school, is within a 500m walk, alongside St. Mary's College (1km) and St. Catherine's National School (800m), offering strong educational and employment links.
- Hypothesis: The planned expansion of the Dublin City Council's regeneration project for the Liberties area, which includes significant investment in public realm improvements and commercial spaces within a 1km radius of Heuston South Quarter, is likely to drive increased demand and property value appreciation for well-connected apartments like this one over the next 3-5 years, beyond current 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.