28 Thomas Court, Dublin 8, Co. Dublin, D08 FX7E
133 homes sold nearby. See what they went for — and what to bid on this one.
€420,000 · 2 Bed · 1 Bath · 55m² · Terrace
Market Position
Priced Within Local Sold Range
At €420,000, this home is priced within the typical range of 133 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
133 closed sales nearby · 11mo 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 €420,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €21,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €420,000, 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.
€21,000
That's what overbidding by just 5% on a €420,000 home costs you — before interest.
A €19 check before a €420,000 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 133 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
133 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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 5.8% 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
133
Transactions Analysed
Within 1.5km
11 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 · 133 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 31 Thomas Court, Off Thomas Street, Dublin, Dublin 8, Dublin | 2025-12-11 | 85.4m² | |
| 39 Pimlico, Off Thomas St, Dublin 8, Dublin 8, Dublin | 2026-01-22 | 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
Significant BER Upgrade Potential: Upgrading the BER rating from F to a C2 would likely cost €12,000-€18,000 and could increase the property's value by €18,000-€25,000, representing a sound investment.
Size Efficiency: At 65.0m², this 2-bedroom, 1-bathroom terrace house is compact, potentially appealing to a specific buyer segment but may be smaller than the average for its type in the 1km radius.
Value Optimization Opportunity: Investing approximately €15,000 to improve the BER rating from F to B2 could lead to annual energy savings of €1,000-€1,500 compared to its current rating, a significant long-term financial benefit.
Hypothesis: The F BER rating on this property presents a substantial opportunity for value enhancement; a focused energy upgrade strategy, targeting insulation and heating system improvements, could unlock a premium of 5-7% over its current estimated market value within 12-18 months, aligning it more closely with current market expectations for energy efficiency.
Amenities
Excellent Transport Hub: The property is well-connected with Dublin Bus routes 15, 15a, 15b, 40, 77a, and 77x within walking distance, and is a 15-minute walk to the Red Line Luas at Suir Road and James's.
Local Conveniences: Nearby amenities include multiple supermarkets such as Lidl (600m) and Tesco (800m), with St. Agnes' Primary School (500m) and the Coombe Hospital (1.2km) also within close proximity.
Walkable City Living: The property boasts excellent walkability, with the historic Liberties district, numerous cafes, restaurants, and shops accessible within a 10-20 minute walk, offering a vibrant urban lifestyle.
Hypothesis: The proximity to key transport infrastructure, including multiple bus routes and Luas access, combined with a high density of essential services and cultural attractions within a 2km radius, suggests that Dublin 8 is experiencing a resurgence driven by urban regeneration and improved connectivity, attracting a demographic that prioritizes convenience and city living over larger suburban properties.
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.