169 Quinn Avenue, Ceannt Fort, Kilmainham, Dublin 8, D08 XY6T
153 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 2 Bed · 2 Bath · 78m² · Terrace
Market Position
Below Typical Sale Prices
At €485,000, 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.
153 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 €485,000, 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 €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 153 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €485,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
153 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 size-adjusted median, 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 2.2% 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
153
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±17%
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 · 153 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 194 Owens Avenue, Ceannt Fort, Dublin 8, Dublin 8, Dublin | 2025-11-25 | 66m² | |
| 174 Ceannt Fort, Mount Brown, Dublin 8, Dublin 8, Dublin | 2025-02-25 | 68m² |
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 C3 Efficiency: The C3 BER rating suggests moderate energy efficiency, with estimated annual energy costs potentially ranging from €1,400 to €1,800, compared to €800-€1,200 for A-rated properties of similar size.
Details
- Compact Living Space: At 78.0m², the property is slightly smaller than the average property size of 81.3m² within a 1km radius over the past 180 days, offering less space for a similar price point.
- Upgrade Opportunity: Upgrading from a C3 BER to a B2 rating could cost an estimated €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000, offering a tangible return on investment.
- Hypothesis: The high proportion of BER unknown ratings (100%) across various radii suggests a lack of standardized energy performance data for properties in this immediate area, meaning a C3 rating, while average, could be perceived as a significant advantage once more detailed comparative data becomes available.
Amenities
Excellent Transport Hub: The property is well-served by Dublin Bus routes 18, 40, and 79, with the Suas Red Line at the Suir Road stop approximately 1km away, offering efficient city access.
Details
- Local Educational Access: Proximity to several schools, including St. Mary's National School (500m), Scoil Treasa (800m), and Inchicore College of Further Education (1.5km), makes it attractive for families.
- Convenient Retail and Parks: Residents have easy access to local shops and supermarkets within a 500m radius, and the large green expanse of the Phoenix Park is less than 2km away, offering ample recreational space.
- Hypothesis: The ongoing infrastructure development targeting Kilmainham, including planned upgrades to public transport and pedestrian access, suggests that the current commute times from Quinn Avenue to key Dublin hubs will likely decrease significantly over the next 3-5 years, boosting future property value.
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.