108 Emmet Road, Inchicore, Co. Dublin, D08 WNP2
117 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 3 Bed · 1 Bath · 82m² · Terrace
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 117 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
117 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 €495,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 117 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €495,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
117 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.
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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 1.6% 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
117
Transactions Analysed
Within 1.5km
9 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 · 117 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Southern Cross Ave, Inchicore, Dublin 8, Dublin 8, Dublin | 2025-07-02 | 85m² | |
| 7 Anner Rd, Inchicore, Dublin 8, Dublin 8, Dublin | 2025-09-10 | 75m² |
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
Significant BER Upgrade Opportunity: The F BER rating necessitates upgrades; a move to a B2 rating would likely cost €10,000-€15,000 but could increase the property's value by €18,000-€25,000, offering a positive return on investment.
Details
- Understated Size Value: At 82.0m², this terrace house is slightly larger than the average property size of 74.9m² within a 1km radius over the past 180 days, offering better value per square metre for its size.
- Potential for Value Optimisation: Given the F BER rating, a comprehensive energy efficiency upgrade, including insulation and a new heating system, could add significant market appeal and potentially recoup 1.5-2 times the investment cost in enhanced saleability.
- Hypothesis: The current F BER rating suggests that a strategic investment in energy efficiency upgrades, targeting a C1 rating, could cost approximately €6,000-€9,000 and is likely to yield a 10-15% increase in resale value due to changing buyer preferences and rising energy costs, outperforming upgrades to higher BER bands in terms of return on investment for this specific property type.
Amenities
Excellent Transport Connectivity: The property is well-served by Dublin Bus routes 13, 18, 40, and 79, with the Red Line Luas at Suir Road stop (approximately 800m walk) providing swift access to the city centre.
Details
- Convenient Local Services: Proximity to the War Memorial Gardens (500m), Irish Museum of Modern Art (1km), and a range of local shops and cafes on Emmet Road and in Kilmainham enhances lifestyle appeal.
- Family and Educational Access: Located within a 1km radius of St. Catherine's National School, Inchicore Community Nursery, and Gaelscoil Kilmainham, offering good educational options for families.
- Hypothesis: The consistent demand for 3-bedroom properties in the Inchicore area, evidenced by the high percentage of houses (61.64%) sold within a 1km radius over 180 days, combined with the direct Luas Red Line access and proximity to the city centre, suggests that properties offering this configuration and connectivity will continue to command a premium of 5-7% above market trends for less connected areas over the next two years.
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.