13 Church Avenue South, Rialto, Dublin 8, D08 A7P2
195 homes sold nearby. See what they went for — and what to bid on this one.
€524,950 · 3 Bed · 1 Bath · Terrace
Some listing details are missing · add them to improve the analysis
Market Position
Priced Above Local Sales
At €524,950, 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.
195 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 €524,950, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €26,248 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €524,950, 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.
€26,248
That's what overbidding by just 5% on a €524,950 home costs you — before interest.
A €19 check before a €524,950 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 195 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €524,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
195 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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 3.5% 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.
Financial Exposure · 12% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€524,950
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
195
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 · 195 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Church Ave, S C Rd, Dublin 8, Dublin 8, Dublin | 2025-02-28 | 90m² | |
| 7 Church Ave, Circular Rd South, Rialto Dublin 8, Dublin 8, Dublin | 2025-09-11 | — |
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 Rating Deficit: The property's SI_666 BER rating is unknown and likely poor, with 100% of properties within 1km, 3km, and 5km radius also having unknown BER ratings, meaning potential buyers will face uncertainty regarding energy costs and upgrade requirements.
Details
- Size Advantage: At 120m², this property is larger than the average sold property size of 80.48m² within a 1km radius over 180 days, positioning it well for buyers seeking more space.
- Upgrade Potential: Assuming a D-rated BER for illustration, upgrades to a B2 rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, offering a clear return on investment, whereas currently, annual energy costs could be €1,800-€2,200 compared to €800-€1,200 for B-rated homes.
- Hypothesis: The prevalence of unknown BER ratings across all radii, including this property, indicates a systemic issue where sellers are not prioritizing energy efficiency disclosure. This lack of information creates a significant valuation risk and an opportunity for informed buyers to negotiate based on estimated upgrade costs, potentially achieving substantial savings if they opt for comprehensive energy retrofits.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 123, 56A, and 77A, and is within a 15-minute walk to the Luas Red Line at Suir Road stop, facilitating easy commutes across the city.
Details
- Local Education & Healthcare: Proximity to local schools like St. Oliver Plunkett's National School (500m) and St. Bernadette's Special School (800m), with Crumlin Hospital (1.5km) and HSE Health Centre Rialto (600m) providing accessible healthcare.
- Lifestyle & Recreation: Within walking distance to the Rialto village amenities, including local shops, cafes, and restaurants, and close to the Grand Canal for recreational walks and cycles.
- Hypothesis: The Rialto area, while historically underserved by immediate Luas access compared to other central Dublin locations, is poised for increased connectivity and amenity value due to planned infrastructure upgrades and urban regeneration projects in Dublin 8, which could see property values appreciate significantly as walkability and direct public transport links improve further.
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.