20 Emmet Road , Kilmainham, Co. Dublin, D08 T3H1
104 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 2 Bed · 1 Bath · 64m² · Terrace
Market Position
Priced Above Local Sales
At €425,000, 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.
104 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 104 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
104 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 median of comparable sales. 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.
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 decreased 0.5% 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
104
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±14%
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 · 104 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Suirroan, Inchicore, Dublin 8, Dublin 8, Dublin | 2025-07-18 | 66m² | |
| 7 Anner Rd, Inchicore, Dublin 8, Dublin 8, Dublin | 2025-09-10 | 75m² |
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 Efficiency Advantage: With a B3 BER rating, this property is likely to have annual energy costs between €1,200-€1,600, compared to an estimated €1,800-€2,400 for a comparable D-rated property of similar size in the area.
Size Efficiency: At 64m² for a 2-bedroom, 1-bathroom terrace, the property offers a practical and efficient layout for its size, which is generally well-received in urban markets seeking manageable living spaces.
Value Optimization Potential: While the B3 BER is good, a strategic upgrade to a B2 or A3 rating could cost approximately €5,000-€8,000 and potentially increase the property's value by €10,000-€15,000, enhancing its long-term appeal and reducing energy overheads.
Hypothesis: Given that the B3 BER rating positions this property in the upper quartile of energy efficiency for its immediate locale (assuming typical BERs in the area are C or D), a targeted investment of €5,000-€8,000 to reach an A3 rating could yield a return on investment of 125-200% within 18-24 months due to increasing buyer preference for highly energy-efficient homes.
Amenities
Transport Hub Access: Excellent connectivity is provided by Dublin Bus routes 13, 40, and 79 frequently serving Emmet Road, and the Luas Red Line is accessible at the Suas stop, located approximately 800m away, offering direct city centre access.
Educational & Healthcare Proximity: The property is within a 1km radius of multiple primary schools including St. Brigid's Primary School and secondary schools like St. James's CBS, complemented by close proximity to St. James's Hospital for healthcare needs.
Lifestyle & Recreation: Residents benefit from Kilmainham's rich offering, including the Irish Museum of Modern Art (IMMA) and Kilmainham Gaol, both within walking distance, plus numerous cafes and restaurants along the South Circular Road and within the Kilmainham area.
Hypothesis: The strong walkability score of Kilmainham, evidenced by the proximity of multiple bus routes and the Luas Red Line within 800m, combined with significant cultural attractions like IMMA and the Royal Hospital Kilmainham, creates a 'cultural premium' that could support a 5-7% increase in property value compared to areas with similar transport links but lacking such prominent lifestyle amenities.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.