241 The Kestrel Building, Heuston South Quarter, St John's Road West, Dublin 8, D08 HD79
211 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 1 Bed · 1 Bath · 50m² · Apartment
Market Position
At the Upper End of Local Sales
At €395,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
211 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 211 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
211 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.
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 4.4% 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.
Financial Exposure · 16% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€395,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
211
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 · 211 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 140 Dargan Buildings, Dublin 2, Dublin 2, Dublin | 2025-03-07 | 54m² | |
| 195 Sancton Wood Building, 9d 9h Heuston South Quarter, St Johns Rd West, Dublin 8, Dublin | 2025-12-17 | 79m² |
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 B BER rating, this apartment is likely to have annual energy costs of €1,000-€1,500, compared to €1,800-€2,500 for similar-sized D-rated properties in the area, representing an annual saving of €800-€1,000.
Details
- Optimized Size: At 50m², this property is 25m² smaller than the average property size of 75m² sold within a 1km radius over the last 180 days, suggesting efficient use of space for a 1-bedroom unit.
- Value Optimization: While its B rating is good, upgrading to an A-rated BER would cost an estimated €6,000-€10,000 and could potentially increase the property's value by €10,000-€15,000, offering a strong return on investment.
- Hypothesis: The concentration of BER unknown properties (100%) in the market data within 1km and 3km radii suggests a market where BER is not always a primary pricing factor for older stock, allowing a B-rated property like this to command a premium over unrated comparable units, a trend that could reverse as energy efficiency becomes a more significant driver.
Amenities
Excellent Transport Hub: The property is well-connected with the Luas Red Line at the Suir Road stop (approx. 800m) and is served by Dublin Bus routes 151, 79, and 79a, offering direct access to the city centre within minutes.
Details
- Prime Location Amenities: Residents have immediate access to St. James's Hospital (600m), numerous pharmacies like Boots (500m), and supermarkets such as Lidl (700m) and Tesco (900m), catering to daily needs.
- Vibrant Local Life: The surrounding area boasts a growing restaurant and cafe scene, with popular spots like The Fat Fox (400m) and The Circular (700m), alongside the expansive green space of the Phoenix Park (1.5km) for recreation.
- Hypothesis: The significant increase in apartment listings within a 3km radius over the last 30 days (38.46%) compared to the 90-day period (29.24%), coupled with a 3km average asking price of €541,410, suggests a strong influx of new apartment developments appealing to urban dwellers, which could further enhance the vibrancy and value of this established residential area.
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.