22 Barrow Street, Dublin 4, Ringsend, Dublin 4, D04 F9F8
85 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 2 Bed · 2 Bath · 74m² · Terrace
Market Position
Below Typical Sale Prices
At €595,000, 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.
85 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 €595,000, 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 €29,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €595,000, 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.
€29,750
That's what overbidding by just 5% on a €595,000 home costs you — before interest.
A €19 check before a €595,000 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 85 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €595,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
85 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 20% 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
85
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 · 85 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 38 South Dock St, Dublin 4, Dublin, Dublin 4, Dublin | 2024-12-09 | 55m² | |
| 30 Joy St, Ringsend, Dublin 4, Dublin 4, Dublin | 2025-04-30 | 49m² |
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: With a B3 BER rating, this property is positioned well, suggesting annual energy costs are likely to be lower than properties with lower BER ratings, potentially saving €500-€900 annually compared to D-rated homes.
Details
- Space Efficiency: The property's 74m² size is smaller than the average property size of 102m² recorded within a 1km radius over the past 180 days, indicating a more compact living space.
- Value Optimization: While the BER is B3, upgrading to a B2 rating could cost approximately €4,000-€6,000 and potentially increase property value by €6,000-€8,000, representing a small but positive return on investment.
- Hypothesis: Given the property's smaller than average size (74m² vs 102m² within 1km over 180 days) but good B3 BER rating, buyers may be willing to accept the size trade-off for energy efficiency, suggesting that future value growth will be more dependent on efficient internal space utilization and modern fit-outs rather than expansion potential.
Amenities
Transport Connectivity: The property is well-served by public transport with Dublin Bus routes 1, 7, 47, 56A, 77A, 114, 150, and 151 running frequently nearby, and the Luas Red Line is accessible at the Mayor Square - NCI stop (approx. 1.5km).
Details
- Local Conveniences: Residents have access to nearby amenities such as the large Tesco Express on Barrow Street (200m), and the Ringsend Medical Centre (300m).
- Lifestyle Hub: The area boasts numerous dining and social options, including restaurants like The Chop House and cafes such as Crepes & Waffles, within a 500m walking distance.
- Hypothesis: The high concentration of office developments and tech companies (e.g., Google's European headquarters nearby) in the Ringsend area, combined with excellent Luas and bus connectivity, suggests that properties like this 2-bed terrace will continue to see strong demand from young professionals and dual-income households seeking walkability and convenience, potentially driving property value appreciation.
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.