6 Riverbank Hall, Addison Park, Glasnevin, Dublin 11, Glasnevin, Dublin 11, D11 H009
45 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 1 Bed · 1 Bath · 45m² · Apartment
Market Position
Below Typical Sale Prices
At €275,000, 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.
45 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 45 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
45 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 20% 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
45
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
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 · 45 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 72 Riverbank Hall, Addison Ave, Addison Park Dublin 11, Dublin 11, Dublin | 2025-05-22 | 70m² | |
| Apt 3, Riverbank Hall, Addison Ave Dublin 9, Dublin 11, Dublin | 2025-08-15 | 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
Energy Savings Potential: With a BER C rating, this 45m² apartment offers estimated annual energy costs of €1,000-€1,500, yielding potential savings of €300-€700 annually compared to typical D-rated properties of similar size which typically incur €1,800-€2,200 annually.
Details
- Compact Living: At 45m², this 1-bedroom apartment is significantly smaller than the average property size of 105m² within a 1km radius, aligning with the "Small" size category and appealing to a niche buyer seeking efficiency.
- Layout Optimization: While compact, the 1-bedroom, 1-bathroom configuration is efficient for its size, though it is smaller than the median 2-bedroom, 2-bathroom properties in the 1km radius, suggesting appeal to single occupants or couples.
- Hypothesis: Given the local market's increasing proportion of apartment sales (60% in the last 30 days within 1km), the efficient layout and manageable size of this 45m² unit position it well to capture demand from first-time buyers or investors prioritizing affordability over space in a high-growth area.
Amenities
Commuter Hub Access: The property benefits from excellent Dublin Bus connectivity with routes like the 9, 40, 83, and 140 serving the Glasnevin area, offering direct links to Dublin City Centre, while Broombridge Luas (Green Line) and Train/DART station (approx. 3km) provides wider city access.
Details
- Community Resources: Proximity to Dublin City University (DCU) and St. Patrick's College of Education enhances educational appeal, complemented by critical healthcare access via the Mater Hospital and Bon Secours Hospital Dublin within a 3km radius.
- Leisure & Nature: Residents can enjoy the renowned National Botanic Gardens and Tolka Valley Park for leisure, with local cafes like The Lovely Food Company and traditional pubs such as The Gravediggers enhancing the area's vibrant lifestyle offerings.
- Hypothesis: The established and comprehensive network of amenities, including top educational institutions and green spaces, coupled with robust public transport options, is a key driver for sustained demand and value appreciation in Glasnevin, making it particularly attractive to young professionals and small families.
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.