98 Rialto Cottages, Dublin 8, Rialto, Dublin 8, D08 TK7C
61 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 1 Bed · 2 Bath · 51m² · Terrace
Market Position
Priced Within Local Sold Range
At €385,000, this home is priced within the typical range of 61 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
61 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €385,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €385,000, 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.
€19,250
That's what overbidding by just 5% on a €385,000 home costs you — before interest.
A €19 check before a €385,000 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 61 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
61 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 11.8% 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
61
Transactions Analysed
Within 1.5km
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 · 61 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 98 Rialto Cottages, Rialto, Dublin 8, Dublin 8, Dublin | 2026-01-08 | 51m² | |
| 30 Rialto St, Rialto, Dublin 8, Dublin 8, Dublin | 2025-03-07 | 75m² |
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 Upgrade Potential: With an E1 BER rating, upgrading to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and significantly reducing annual energy costs.
Energy Cost Comparison: The current E1 rating likely results in annual energy costs of €1,800-€2,200, which could be reduced to €800-€1,200 per year by achieving a B2 rating, a saving of €1,000 annually.
Space Efficiency Analysis: At 51m², this 1-bedroom, 2-bathroom property offers a compact living space, which is notably efficient in its bathroom allocation given the size, but may be small for buyers seeking more substantial living areas, especially compared to the 1km median sale price for similar broad types at €515,000.
Hypothesis: The current BER rating and compact size represent a significant opportunity for value enhancement through targeted energy efficiency upgrades, which, coupled with a strategic price adjustment, could unlock its potential to achieve sale prices closer to the median for the broader property type within 1km.
Amenities
Transport Connectivity: The property is well-served by public transport, with the Luas Red Line at Rialto stop located approximately 500m away, and multiple Dublin Bus routes including 27, 56A, 77A, and 151 operating from nearby St. James's Hospital, facilitating easy commutes across Dublin.
Local Lifestyle Hub: Residents have convenient access to a variety of amenities, including the National Maternity Hospital at Holles Street within a short Luas ride, major supermarkets like Lidl and Aldi within 1km, and numerous cafes and restaurants in the vibrant Rialto and Liberties areas.
Green Spaces and Recreation: The property is within walking distance (approximately 1.5km) of the expansive Phoenix Park, offering extensive recreational opportunities, and is also close to various local parks and playgrounds, enhancing its appeal for families and outdoor enthusiasts.
Hypothesis: The combination of the Luas Red Line at Rialto (500m) and direct Dublin Bus routes (27, 56A, 77A, 151) provides exceptional connectivity to the city center and surrounding areas, significantly boosting the property's appeal and future value appreciation potential, likely outpacing areas with less integrated public transport.
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.