14 Saint Patricks Terrace, Russell Street, Dublin 1, D01 W6D0
192 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 3 Bed · 2 Bath · 82m² · Terrace
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 192 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
192 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 €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.
These signals interact — full analysis in report.
€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 192 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
192 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.
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 4.5% 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.
Statistical Confidence · High
192
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 · 192 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 St Patricks Tce, Russell St, C Rd Dublin 1, Dublin 1, Dublin | 2025-09-03 | 87m² | |
| 7 St Patricks Terrace, Russell Street, Dublin 1, Dublin 1, Dublin | 2024-11-12 | 90m² |
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 D2 BER rating to a B2 would cost an estimated €8,000-€12,000, potentially increasing property value by €15,000-€20,000.
Energy Cost Differential: Current annual energy costs for a D2 rated property of this size are estimated at €1,800-€2,200, compared to €800-€1,200 for similar properties with a B-rated BER, representing an annual saving of €1,000-€1,400.
Space Efficiency: At 82m² with 3 bedrooms and 2 bathrooms, this terrace property offers a functional layout, but may be considered compact compared to some new builds in the wider Dublin area, though aligns with many period properties in D1.
Hypothesis: Investing in a targeted BER upgrade from D2 to B2 on this property, alongside cosmetic enhancements, could yield a return on investment of 20-30% on the upgrade costs within 12-18 months, driven by increased market appeal and energy efficiency savings that are becoming increasingly important to Dublin buyers.
Amenities
Transport Connectivity: Excellent connectivity with Luas Red Line at Four Courts stop (approx. 800m) and numerous Dublin Bus routes including 123, 40, and 140 serving nearby Dorset Street and Frederick Street.
Local Lifestyle Hub: Positioned near O'Connell Street (1km) offering extensive shopping, including Jervis Shopping Centre, and numerous dining options from cafes on Parnell Street to restaurants in the Temple Bar area.
Educational & Healthcare Access: Proximity to educational institutions such as Belvedere College (900m) and Trinity College Dublin (1.5km), alongside healthcare facilities like the Mater Hospital (700m) and Rotunda Hospital (850m).
Hypothesis: The exceptional walkability score for this D01W6D0 address, coupled with direct access to the Luas Red Line and multiple high-frequency bus routes, positions this property for strong rental demand from young professionals and students, potentially achieving a rental yield 15-20% higher than properties in less connected suburban areas of Dublin.
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.