44 Seville Place, Dublin 1, North Strand, Dublin 1, D01 PP83
16 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 4 Bed · 2 Bath · End of Terrace
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €595,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 13mo 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.
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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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 verified closed sales within 1.5km · 18 months.
Asking price sits marginally above the median of comparable sales.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
16
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±17%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2a First Avenue, Seville Place, Dublin 1, Dublin | 2025-08-29 | 78m² | |
| 58 Ravensdale Rd, East Wall, Dublin 3, Dublin 3, Dublin | 2025-03-06 | 83m² |
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 Rating Investment Opportunity: With a 'SI_666' BER rating, significant energy efficiency upgrades to a B2 standard could cost between €8,000 and €12,000, potentially increasing property value by €15,000 to €20,000 and reducing annual energy costs by approximately €1,000 to €1,400 compared to the current rating.
Space Allocation: The 120m² size for a 4-bedroom, 2-bathroom property offers a reasonable living space, with an average of 30m² per bedroom, which is competitive for its type and size within the urban setting.
Value Optimization Potential: While the BER rating requires attention, focusing on cosmetic upgrades and optimizing the existing 2-bathroom layout could yield a strong return on investment given the property's size and potential for a higher valuation upon modernization.
Hypothesis: The presence of a 'SI_666' BER rating suggests a potential for substantial capital appreciation through energy retrofitting, as buyers increasingly prioritize running costs, making the upfront investment in insulation and heating system upgrades a key driver of future value in this location.
Amenities
Transport Hub Access: This property is well-connected, with Dublin Bus routes 1, 7, and 14 serving Seville Place, and is a short walk to Connolly Station, offering DART, Commuter, and Intercity rail services.
Educational Proximity: The property is located within a 1km radius of St. Mary's National School and O'Connell Secondary School, catering to primary and secondary education needs.
Healthcare and Retail Convenience: Proximity to the Mater Private Hospital (2km) and the retail offerings of O'Connell Street (1.5km) provides excellent access to healthcare and shopping amenities.
Hypothesis: The highly centralized location, offering direct access to national rail and multiple key bus routes within a 500m radius, positions this property as a prime commuter hub, suggesting that its value is significantly boosted by its connectivity to employment centers across Dublin and beyond.
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.