94 The Malthouse, Marrowbone Lane, Dublin 8, D08 PK00
183 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 2 Bed · 1 Bath · 64m² · Duplex
Market Position
Below Typical Sale Prices
At €375,000, 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.
183 closed sales nearby · 9mo 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 €375,000, 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 €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €15 check before a €375,000 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 183 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
183 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 6.7% 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
183
Transactions Analysed
Within 1.5km
9 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 · 183 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 85 The Malthouse, Marrowbone Lane, Dublin 8, Dublin 8, Dublin | 2025-05-22 | 70m² | |
| 45 The Malthouse, Marrowbone Lane, Cork St Dublin 8, Dublin 8, Dublin | 2025-11-19 | 49m² |
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 Impact: A C2 BER rating suggests moderate energy efficiency. Upgrading from C2 to B2 could cost an estimated €5,000-€8,000 and potentially increase property value by €10,000-€15,000, while offering annual energy savings of approximately €300-€500 compared to a D-rated property.
Space Efficiency: At 64m², this 2-bedroom duplex offers a functional layout. However, compared to the 1km_180d_median_sale_price_same_broad_type of €345,000, this property's size is comparable to units that trade at a lower price point, suggesting efficient use of space is key for its value.
Value Optimization: The asking price is €35,467 below the estimated value, presenting an opportunity to acquire the property at a discount. Strategic renovations focusing on BER improvements could further enhance its market appeal and return on investment.
Hypothesis: Given the C2 BER, focusing on insulation and window upgrades could improve the rating to B1, potentially unlocking an additional €20,000 in property value and reducing annual energy bills by over €700, making it a worthwhile investment for long-term capital growth.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 15, 15A, 15B, 40, 77A, and 210, offering direct access to key city areas. The Luas Red Line at James's stop is approximately 800m away.
Local Services Access: Residents have immediate access to a range of amenities including the Coombe Hospital (500m), St. Catherine's National School (700m), and numerous shops and cafes along Cork Street.
Walkability Score: With a high walkability score, the property is within a 15-minute walk of major employment hubs such as St. Stephen's Green and the Liberties area, making it attractive for urban commuters.
Hypothesis: The presence of the Luas Red Line within 800m, combined with multiple Dublin Bus routes and proximity to established educational and healthcare facilities, positions Marrowbone Lane as a highly desirable location for young professionals and families, driving consistent demand and stable rental yields.
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.