53A The Metropolitan, Inchicore Road, Inchicore, Kilmainham, Dublin 8, D08 W210
88 homes sold nearby. See what they went for — and what to bid on this one.
€315,000 · 1 Bed · 1 Bath · 42m² · Apartment
Market Position
At the Upper End of Local Sales
At €315,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
88 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 €315,000, 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 €15,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €315,000, 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.
€15,750
That's what overbidding by just 5% on a €315,000 home costs you — before interest.
A €19 check before a €315,000 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 88 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €315,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
88 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 4.5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
88
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 · 88 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18a The Metropolitan, Kilmainham, Dublin 8, Dublin 8, Dublin | 2025-08-21 | 46m² | |
| 17 Beaconsfield Court, Inchicore Rd, Dublin 8, Dublin 8, Dublin | 2026-01-20 | 48m² |
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: The C3 BER rating indicates potential for significant energy cost savings. Upgrading this 42sqm apartment from C3 to a B2 rating could cost an estimated €5,000-€8,000 and is projected to reduce annual energy bills by approximately €400-€600 compared to its current rating.
Compact Space Efficiency: This 42sqm apartment is smaller than the average property size of 75sqm within a 1km radius over the last 180 days, making efficient use of space crucial for buyer appeal.
BER Improvement Value: While C3 is acceptable, the market trend shows a preference for higher BER ratings. Investing in insulation and more efficient heating could improve its rating, potentially adding €5,000-€10,000 to its value given the typical BER upgrades in the local market.
Hypothesis: The C3 BER rating for this apartment, combined with its smaller size (42sqm) relative to the 1km average (75sqm), suggests that the perceived value for money for larger, more energy-efficient properties is higher in this specific segment of the Dublin 8 market, leading to a higher asking price for smaller units that are not demonstrably superior in other quality aspects.
Amenities
Exceptional Transport Links: Residents have direct access to Dublin Bus routes 18, 40, and 79 on Inchicore Road, and the Luas Red Line at Fatima stop is just a 10-minute walk away, facilitating quick commutes.
Local Conveniences: The property is within a 500m walk of local shopping including Tesco Supermarket and a variety of cafes and restaurants along Kilmainham Lane and Emmet Road.
Proximity to Green Spaces and Healthcare: Within a 1km radius, residents benefit from the vast Phoenix Park for recreation and have close access to St. James's Hospital, a major healthcare hub.
Hypothesis: The increasing demand for apartments within a 1km radius, evidenced by a 44.62% apartment share over the last 180 days, coupled with significant recent investment in public transport infrastructure like the expanded Luas network and improved bus services in Dublin 8, suggests that properties offering strong walkability to both transport and essential amenities will continue to command a premium and see sustained capital growth.
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.