50 St Patrick Court, Clanbrassil Street, Dublin 8, D08 HW74
203 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 2 Bed · 1 Bath · 60m² · Apartment
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 203 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €425,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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
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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 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.
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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 3% 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 53, St Patricks Court, Clanbrassil St Upper Dublin 8, Dublin 8, Dublin | 2025-04-25 | 62m² | |
| 46 St Patricks Court, Clanbrassil St Upper, Dublin 8, Dublin 8, Dublin | 2025-06-13 | 61m² |
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 C1 Efficiency: With a C1 BER rating, this apartment is moderately energy efficient, likely costing around €1,500-€1,900 annually for heating and lighting, compared to higher costs for lower-rated properties.
Space Efficiency: At 60m², this 2-bedroom, 1-bathroom apartment offers a reasonable layout, fitting within the typical configuration for its size and type in the Dublin 8 area.
Value Optimization Potential: Upgrading from a C1 BER to a B2 rating could cost an estimated €7,000-€10,000, potentially increasing the property's value by €10,000-€15,000 and reducing annual energy costs by approximately €300-€500.
Hypothesis: The presence of 821 properties within a 0.5km radius and 2,677 within 1km, with a 1km median sale price for the same broad type of €379,000 and for the same type of €360,000, suggests that while this specific apartment's price is higher, there might be an untapped market for higher-spec or more energy-efficient upgrades within these denser urban areas, driving future value.
Amenities
Excellent Transport Links: This property is well-served by Dublin Bus routes 123 and 40, and is approximately a 15-minute walk to the Luas Red Line at the Fatima or James's stops, facilitating city access.
Local Conveniences: Residents have easy access to numerous local amenities including Tesco and Lidl supermarkets, a variety of cafes and restaurants along Clanbrassil Street, and the St. Patrick's Cathedral area for cultural and leisure activities.
Health and Education Access: The property is within reasonable proximity to St. James's Hospital and Royal Victoria Eye and Ear Hospital, and served by schools such as Presentation Primary School and Presentation College Bray, both within a 1km radius.
Hypothesis: The strong walkability score for Dublin 8, combined with the density of residential units (821 within 0.5km) and the proximity of major employment hubs like St. James's Hospital, suggests that properties with even minor improvements in connectivity or green space access could command a significant premium, as buyers increasingly prioritise convenience and lifestyle factors in this well-established urban locale.
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.