46 Capel Court, 112-114 Capel Street, Dublin 1, D01 XY77
187 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 2 Bed · 1 Bath · 53m² · Apartment
Market Position
Priced Above Local Sales
At €375,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
187 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 €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 187 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
187 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 median of comparable sales. 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 decreased 0.2% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
187
Transactions Analysed
Within 1.5km
11 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 · 187 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 34 Capel Court, Capel St, Dublin I, Dublin 1, Dublin | 2026-01-16 | 33m² | |
| 22 Capel Court, Capel St, Dublin 1, Dublin 1, Dublin | 2025-12-12 | 32m² |
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
Energy Upgrade Opportunity: Upgrading the C3 BER rating to a B2 could cost €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Cost Savings Potential: With a C3 BER, annual energy costs are estimated at €1,400-€1,800, compared to €800-€1,200 for A2-rated properties of similar size.
Compact Living: At 53.0m², this two-bedroom apartment offers efficient living space, suitable for individuals or small families in a central urban environment.
Hypothesis: Given the C3 BER, focused investment on insulation and HVAC upgrades, costing approximately €10,000, could yield not only annual energy savings of up to €600 but also a significant uplift in marketability and potentially a €18,000 value increase, moving it towards the higher end of the local BER distribution.
Amenities
Unrivalled Connectivity: Direct access to Luas Red Line at the Jervis stop (200m) and numerous Dublin Bus routes including 16, 37, 39, 39a, 40, 40a, 70, 83, 145, 155 and N4.
Urban Hub Amenities: Proximity to Trinity College Dublin (1km), Temple Street Children's University Hospital (1.5km), and a wide array of shopping at Jervis Shopping Centre (150m) and Penneys (100m).
Vibrant Lifestyle Options: Residents are steps away from numerous cafes like Bewley's Grafton Street (1.2km), restaurants like The Woollen Mills (300m), and green spaces such as the National Botanic Gardens (2.5km).
Hypothesis: The exceptional walkability score of 98 for this D01XY77 postcode, combined with the high density of 4,209 properties within a 1km radius, suggests that while amenities are abundant and transport is excellent, the sheer volume of nearby properties could lead to increased competition for parking and a potential strain on local services during peak demand periods.
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.