17 Reuben Street, Rialto, Rialto, Dublin 8, D08 T6F6
148 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 2 Bed · 1 Bath · 84m² · Terrace
Market Position
Priced Within Local Sold Range
At €575,000, this home is priced within the typical range of 148 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
148 closed sales nearby · 9mo 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 €575,000, 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 €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €19 check before a €575,000 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 148 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €575,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
148 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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.
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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 6.7% 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
148
Transactions Analysed
Within 1.5km
9 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 · 148 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 16 Reuben Ave, South Circular Rd, Dublin 8, Dublin 8, Dublin | 2025-06-17 | 76m² | |
| 38 Reuben Ave, Dublin 8, Dublin, Dublin 8, Dublin | 2025-02-19 | 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 Upgrade Opportunity: Upgrading the C3 BER rating to a B2 could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and aligning it with more energy-efficient homes in the area.
Details
- Energy Cost Savings Potential: A C3 BER rating suggests annual energy costs of €1,500-€1,900, whereas properties with B-rated BERs in the area likely incur €1,000-€1,400 annually, offering a saving of €500 per year.
- Standard Size for Area: At 84m², the property size is slightly larger than the average 78.71m² of properties sold within 1km over the last 180 days, offering good space utilization for a 2-bedroom terrace.
- Hypothesis: The C3 BER rating, while not poor, represents a significant opportunity for value enhancement. Investing in insulation and heating upgrades to achieve a B2 or B1 rating (estimated €8,000-€15,000 investment) could not only reduce annual energy costs by €500-€900 but also add €15,000-€25,000 in market value, outperforming properties with lower BERs by a noticeable margin.
Amenities
Exceptional Transport Hub: The property benefits from direct access to Dublin Bus routes 18, 83, and 83a, and is within walking distance of the Luas Red Line at Rialto and Fatima stops, facilitating rapid commutes across Dublin.
Details
- Key Social and Medical Facilities: Proximity to St. James's Hospital, one of Ireland's largest teaching hospitals, alongside local amenities like the Rialto Community Centre and various pharmacies, offers essential services within a short radius.
- Retail and Leisure Access: The area is served by multiple local shops and takeaways, with larger shopping facilities accessible via public transport, including a 15-minute Luas ride to Stephen's Green Shopping Centre.
- Hypothesis: The exceptional connectivity via the Luas Red Line and multiple bus routes, combined with the proximity to St. James's Hospital and expanding local retail, positions this area for continued strong demand. Development plans for the Grand Canal Dock area and further integration of public transport could see property values in Rialto grow by an additional 4-6% annually over the next five years, driven by increased desirability for urban living.
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.