11 Mountjoy Parade, Dublin 1, D01 A3F2
157 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 1 Bath · 78m² · Terrace
Market Position
Below Typical Sale Prices
At €395,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
157 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 157 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
157 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 5.4% 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
157
Transactions Analysed
Within 1.5km
11 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 · 157 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apartment 1, 16 Emmet Street, Dublin 1, Dublin 1, Dublin | 2025-12-16 | 95m² | |
| 15 St Patricks Tce, Russell St, C Rd Dublin 1, Dublin 1, Dublin | 2025-09-03 | 87m² |
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 C2 Potential: A C2 BER rating suggests moderate energy efficiency. Upgrading to a B2 rating could cost approximately €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs by an estimated €400-€600 compared to the current rating.
Compact Living Space: At 78m², this 2-bedroom terrace is on the smaller side compared to the median sale price for similar broad property types within 1km (€530,000), implying potential for higher per-square-meter value if space optimization is a focus for buyers.
Value Optimization: While the property is listed at €395,000, its estimated value is €443,647. This substantial difference suggests that achieving the estimated value would require significant improvements or a strong marketing strategy, making a renovation investment of €20,000-€30,000 potentially yield a €48,000-€58,000 return if the estimated value is accurate.
Hypothesis: The C2 BER rating on a property of this size and type within Dublin 1 presents an opportunity for value enhancement. Buyers prioritizing energy efficiency and lower running costs, particularly those comparing it to the €800-€1,200 annual energy costs of A2-rated properties, may see the €8,000-€12,000 upgrade cost as a worthwhile investment that could significantly improve marketability and long-term capital growth, especially given the €15,000-€20,000 potential value increase.
Amenities
Transport Hub Access: Situated in Dublin 1, the property benefits from extensive connectivity via Dublin Bus routes like 40, 46a, and 140, and is within walking distance to the Luas Red Line at Four Courts (approx. 1km).
Urban Lifestyle Hub: Residents are close to key educational institutions such as Trinity College Dublin and TU Dublin, while shopping is readily available at Jervis Shopping Centre and Ilac Shopping Centre.
Green Space and Culture: Immediate access to the National Botanic Gardens (1.5km) and the amenities of Phoenix Park (2km), alongside numerous cafes, restaurants, and theatres in the Temple Bar area, enhances lifestyle appeal.
Hypothesis: The proximity to major transport links like the Luas Red Line and numerous Dublin Bus routes, combined with the dense availability of educational facilities, cultural attractions, and retail centres within a 1-2km radius, suggests a strong demand driver for this location. This amenity-rich environment likely contributes to the higher median sale prices observed for similar property types in the area, underpinning future value appreciation for well-maintained properties.
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.