Apartment 10, Saint Catherine's Church Apartments, Christchurch, Dublin 8, D08 X304
110 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 1 Bed · 1 Bath · 34m² · Apartment
Market Position
Below Typical Sale Prices
At €225,000, 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.
110 closed sales nearby · 10mo 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 €225,000, 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 €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €225,000, 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.
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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 110 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €225,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
110 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 2.1% 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
110
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±12%
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 · 110 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 14 St Catherines Church, Bridgefoot Street, Dublin 8, Dublin 8, Dublin | 2025-05-20 | 54m² | |
| Apt 10 St Catherines Church, Bridgefoot Street, Dublin 8, Dublin 8, Dublin | 2026-02-03 | 34m² |
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 Improvement Opportunity: Upgrading the D2 BER rating to a B2 could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a solid return on investment, as the average BER unknown percentage is 100% in the local market.
Details
- Compact Living: At 34.0m², this 1-bedroom apartment is smaller than the average property size of 60.7m² within 1km over the last 180 days, indicating efficient use of space for its size.
- Potential Value Optimization: While a D2 BER is below the market standard where 100% of properties within 1km have an unknown BER rating over the last 90 days, focusing on essential energy efficiency upgrades could significantly enhance its market appeal and long-term value.
- Hypothesis: Given that 100% of properties within 1km have an unknown BER rating over the past 90-180 days, investing in a comprehensive BER upgrade from D2 to B1 (estimated €10,000-€15,000) could position this apartment as a market leader, potentially commanding a 10-15% premium over similar properties with unrated or lower-rated BERs in the immediate vicinity.
Amenities
Transport Hub Access: This apartment benefits from excellent connectivity, being a short walk to the Luas Red Line at the Four Courts stop (approximately 500m) and served by numerous Dublin Bus routes including 25A, 69, and 77A, offering direct access to the city centre and beyond.
Details
- Urban Lifestyle Essentials: Residents have immediate access to a wealth of amenities, including the historic Christchurch Cathedral, numerous cafes and restaurants on Lord Edward Street, and shopping at the Jervis Shopping Centre within a 10-minute walk.
- Educational Proximity: The property is well-situated for families with St. Audeon's National School (400m) and Coláiste Mhuire gan Smál (600m) nearby, alongside the numerous third-level institutions accessible via public transport, such as Trinity College Dublin.
- Hypothesis: The 1km radius exhibits an average asking price per sqm of €6,767, yet the strong public transport links (Luas within 500m, multiple bus routes) and dense urban amenities suggest that properties with improved BER ratings could command a premium of up to 15-20% over current market averages, reflecting the high demand for convenient city living with lower running costs.
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.