5 Joyce House West, Viking Harbour Apartments, Dublin 8, D08 K292
18 homes sold nearby. See what they went for — and what to bid on this one.
€205,000 · 33m² · Studio
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Market Position
Below Typical Sale Prices
At €205,000, 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.
18 closed sales nearby · 16mo 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 €205,000, 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 €10,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €205,000, 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.
€10,250
That's what overbidding by just 5% on a €205,000 home costs you — before interest.
A €19 check before a €205,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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
18
Transactions Analysed
Within 5.0km
16 months
Data Freshness
Most recent sale age
±16%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 71, Pier 19, Ushers Island Dublin 8, Dublin 8, Dublin | 2025-11-21 | 31m² | |
| Apt 3, 19 Parliament St, Dublin 2, Dublin 2, Dublin | 2023-10-11 | 50m² |
Transactions within a 5.0km radius and 36-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 C2 Advantage: A C2 BER rating means this property is moderately energy efficient, likely costing €1,400-€1,800 annually to heat, compared to an estimated €2,000-€2,600 for a G-rated property of similar size.
Studio Space Efficiency: At 33.0m², this studio is compact, but typical for its type; however, the stated '2.0 Bedrooms' for a studio is a significant anomaly, potentially indicating a misclassification or a unique layout that needs on-site verification.
Upgrade Potential: Upgrading from a C2 BER to a B2 could cost an estimated €7,000-€10,000 and potentially increase the property's value by €10,000-€15,000, enhancing its market appeal and long-term running costs.
Hypothesis: The '2.0 Bedrooms' for a 33.0m² studio is a critical data point requiring immediate clarification; if accurate, it represents an exceptional use of space and a unique selling proposition that could command a premium, but if erroneous, it significantly impacts valuation and buyer expectations.
Amenities
Transport Hub: This property is well-connected, situated near the Luas Red Line at Smithfield (approximately 500m) and served by Dublin Bus routes 25, 66, and 67, offering direct access to the city centre.
Urban Lifestyle Core: Residents have easy access to a wide array of amenities including The Digital Hub, numerous cafes and restaurants in the Liberties area, and shopping at Dublin's Henry Street (approx. 2km).
Healthcare and Education Proximity: Close to St. James's Hospital (approx. 1.5km) and Trinity College Dublin (approx. 2.5km), providing excellent access to major healthcare and higher education facilities.
Hypothesis: The Viking Harbour Apartments' location in Dublin 8, despite being a studio, benefits from an extremely high density of urban amenities and excellent transport links that are typically associated with higher-priced, larger properties in the area, suggesting that the value proposition here hinges on maximising the utility of urban living rather than sheer property size.
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.