35 Emerald Square, The Coombe, Dublin 8, D08 X4A9
12 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 2 Bed · 1 Bath · 60m² · House
Market Position
Below Typical Sale Prices
At €375,000, 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.
12 closed sales nearby · 7mo 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 €375,000, 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 €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €19 check before a €375,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €375,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 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
Statistical Confidence · High
12
Transactions Analysed
Within 1.5km
7 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 30 St Albans Road, South Circular Road, Dublin 8, Dublin | 2025-07-25 | 95m² | |
| 12 Gilbert Rd, Dublin 8, Dublin, Dublin 8, Dublin | 2025-08-29 | 73m² |
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 D1 Cost for Improvement: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's market value by €15,000-€20,000.
Details
- Compact Living Space: At 60m², this property is smaller than the average property size of 78.6m² within a 1km radius over the past 180 days, potentially offering less usable space.
- Value Optimization Opportunity: While BER improvements offer financial benefits, the property's current D1 rating suggests a €1,800-€2,200 annual energy cost compared to €800-€1,200 for a B-rated property of similar size, highlighting a clear opportunity for value optimization.
- Hypothesis: The prevalence of D1 BER ratings within a 1km radius (100% unknown/D1) suggests a market where energy efficiency upgrades are a significant value-add, and properties with proactive upgrades could command a premium of 5-8% over comparable un-renovated homes.
Amenities
Excellent Transport Connectivity: The area is served by multiple Dublin Bus routes including the 122, 151, and 77A, and is within walking distance to the Luas Red Line at Suir Road stop.
Details
- Proximity to Key Services: Residents have easy access to St. James's Hospital, offering excellent healthcare facilities, and a range of local shops and supermarkets within a 15-minute walk.
- Walkable Urban Lifestyle: The property's location in The Coombe allows for convenient walking to Christ Church Cathedral, Temple Bar, and numerous cafes and restaurants, with dedicated pedestrian routes throughout the Liberties.
- Hypothesis: The ongoing development plans for the regeneration of the Liberties area, including new public spaces and improved pedestrian infrastructure, are likely to enhance the desirability and property values in this immediate vicinity by 5-10% over the next five years, particularly benefiting properties with good transport links like this one.
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.