49 The Hibernian, The Gasworks, Ringsend, Dublin 4, D04 DX59
203 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 2 Bed · 2 Bath · 78m² · Apartment
Market Position
Priced Within Local Sold Range
At €595,000, this home is priced within the typical range of 203 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
203 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 €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.
€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 203 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €595,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
203 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.
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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 0.1% 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
203
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±18%
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 · 203 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 50 The Hibernian, Barrow St, Dublin 4, Dublin 4, Dublin | 2025-05-23 | 54m² | |
| Apt 70 The Clayton, The Gasworks, Barrow Street, Dublin 4, Dublin | 2025-06-24 | 52m² |
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 Upgrade Opportunity: A BER C1 rating suggests that significant value could be unlocked by upgrading to a B2, an investment estimated at €8,000-€12,000, potentially adding €15,000-€20,000 to the property's value.
Details
- Energy Cost Advantage: While a C1 BER is respectable, it means annual energy costs are likely €1,400-€1,800, compared to potential savings of €600-€1,000 annually if it were rated A2, reflecting an opportunity for long-term savings.
- Space Efficiency: With 78sqm for a 2-bedroom, 2-bathroom apartment, the layout is standard for modern developments, offering a good balance of living space and functionality for its size.
- Hypothesis: The market's strong performance in selling apartments above asking price, despite a C1 BER rating, indicates that intrinsic quality and location within The Gasworks development are strong value drivers; however, a strategic BER upgrade could offer a substantial ROI, particularly if it positions the property to capitalize on future energy efficiency incentives or buyer preferences.
Amenities
Transport Hub Access: This property benefits from excellent connectivity, being a short walk from the Luas Red Line at the Spencer Dock stop and served by multiple Dublin Bus routes including 15, 27, 45a, 53, 73, 142, and 151, facilitating easy commutes.
Details
- Urban Lifestyle Amenities: Residents are close to a vibrant mix of amenities, including the Bord Gáis Energy Theatre, Herbert Park, and a wide array of cafes and restaurants in the Docklands area, offering significant lifestyle appeal.
- Educational Proximity: The property is well-positioned for families, with close proximity to Educate Together National School, Ringsend Primary School, and St. Andrew's College within a 2km radius.
- Hypothesis: The concentration of high-value apartment sales within a 1km radius, coupled with the strong median price per sqm (€7,377), suggests that the robust infrastructure and amenity package of the Docklands area, including its rapid transport links and burgeoning commercial and cultural offerings, creates a sustained demand that will continue to support premium property values, particularly for units offering superior views or modern finishes.
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.