73 Amiens Street, Dublin 1, D01 W6V4
17 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 6 Bed · 3 Bath · 182m² · Terrace
Market Position
Below Typical Sale Prices
At €575,000, 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.
17 closed sales nearby · 12mo 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 €575,000, 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 €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €19 check before a €575,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 verified closed sales within 3.0km · 18 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 2.9% 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
17
Transactions Analysed
Within 3.0km
12 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 500 North Circular Rd, Dublin 1, Dublin, Dublin 1, Dublin | 2025-07-01 | 222.9m² | |
| Apartment 1 41 Dorset St Upper, Dorset St, Dublin 1, Dublin 1, Dublin | 2025-11-21 | 233m² |
Transactions within a 3.0km 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 Improvement Potential: Upgrading the E BER rating to a B2 would likely cost between €12,000-€18,000, but could increase property value by €20,000-€25,000, representing a sound investment.
Size Efficiency: At 182.0m² with 6 bedrooms, the property offers a generous 30.33m² per bedroom, which is a good ratio for family living, exceeding the typical density of many modern developments.
Value Optimization: With an E BER rating, current annual energy costs are estimated to be €1,800-€2,200, compared to €800-€1,200 for a B-rated property of similar size, highlighting a significant opportunity for cost savings through energy upgrades.
Hypothesis: The large size (182m²) and high number of bedrooms (6) suggest this property was likely built or significantly renovated during a period where energy efficiency was not a primary concern, thus the E BER rating is a legacy issue that presents a clear, quantifiable opportunity for value enhancement through insulation and heating system upgrades.
Amenities
Transport Hub Access: The property is well-served by transport, with Dublin Bus routes 1, 14, 15, 27, 40, 41, 70, 120, 122, 123, and 140 all operating within a 0.5km radius, and Connolly Station (DART, Commuter Rail) and the Luas Red Line at Connolly/Abbey Street nearby.
Educational Proximity: Key educational institutions like Belvedere College, St. Mary's CBS, and the RCSI (Royal College of Surgeons in Ireland) are all within a 1.5km radius, offering excellent options for secondary and third-level education.
Urban Lifestyle Core: Located within walking distance of O'Connell Street, Temple Bar, and the IFSC, residents have immediate access to a wide array of shopping at Jervis Shopping Centre and Ilac Shopping Centre, plus numerous restaurants and cafes.
Hypothesis: The high density of amenities and transport options within a very short radius, coupled with its proximity to employment hubs like the IFSC, indicates that properties in this specific pocket of Dublin 1, despite potentially dated BER ratings, command a significant location premium due to unparalleled convenience for commuters and urban dwellers.
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.