138 Custom Hall, Gardiner Srteet Lower, Dublin 1, Dublin 1, D01 KV29
250 homes sold nearby. See what they went for — and what to bid on this one.
€269,000 · 1 Bed · 1 Bath · Apartment
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Market Position
Below Typical Sale Prices
At €269,000, 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.
250 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 €269,000, 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 €13,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €269,000, 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.
€13,450
That's what overbidding by just 5% on a €269,000 home costs you — before interest.
A €19 check before a €269,000 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 250 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €269,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
250 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
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 0.3% 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
250
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±19%
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 · 250 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 92 Gandon Hall, Gardiner Street, Dublin 1, Dublin | 2025-01-16 | 31m² | |
| Apt 19 Gandon Hall, Lower Gandon Street, Dublin 1, Dublin | 2025-10-09 | 38m² |
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
Size Anomaly: This 120m² apartment is more than double the average property size of 60.4m² within a 1km radius, suggesting it offers significant space compared to the typical offering in the immediate vicinity.
Details
- BER Efficiency: With a B BER rating, the property aligns with the mid-to-high range of energy efficiency. While specific upgrade costs are not detailed, achieving an A rating from B typically involves investments in insulation and HVAC, potentially costing €5,000-€10,000 for marginal energy savings.
- Configuration Mismatch: The property's 1 bedroom and 1 bathroom configuration is a mismatch for its large 120m² size, which is significantly larger than the median 2 bedrooms and 1 bathroom found in the 1km radius market.
- Hypothesis: The unusually large size of this 1-bedroom apartment for its immediate locale suggests a potential conversion or a unique building design; buyers should investigate the property's original intended use and the potential for future subdivision or enhancement to maximize its value proposition relative to its spacious footprint.
Amenities
Transport Hub Proximity: Located in Dublin 1, the property benefits from proximity to multiple Dublin Bus routes including 14, 15, 27, 40, 46A, 53, 59, 63, 73, 120, 122, 123, and 150, along with easy access to the Luas Red Line at the Four Courts stop, approximately 1.2km away.
Details
- Urban Core Amenities: Residents have immediate access to a wide array of amenities including O'Connell Street for shopping, numerous cafes like Bewley's Grafton Street, and essential services at the Mater Hospital (1.1km away), providing exceptional urban convenience.
- Educational Access: The area is well-served by educational institutions, with Trinity College Dublin (1.5km), Griffith College (2.5km), and numerous primary and secondary schools like Belvedere College and Scoil Treasa Naofa within a short walking or bus journey.
- Hypothesis: The high density of educational institutions and healthcare facilities within a 3km radius, combined with excellent public transport links connecting to all major city hubs, indicates that properties in this specific Dublin 1 location are poised for sustained rental demand and capital appreciation due to their inherent convenience for students and professionals.
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.