apartment 16, 16 kings inns street, dublin 1, d01 wd26
155 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 2 Bed · 1 Bath · 70m² · Apartment
Market Position
Below Typical Sale Prices
At €350,000, 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.
155 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 155 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
155 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 0.4% 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
155
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±16%
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 · 155 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 67, 16 Kings Inns St, Dublin 1, Dublin 1, Dublin | 2024-11-07 | 64m² | |
| Apartment 61, 16 Kings Inn Street, Co Dublin, Dublin | 2025-02-05 | 61m² |
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 Efficiency Advantage: With a strong C1 BER rating, this property offers significant energy efficiency, leading to estimated annual energy costs of €1,200-€1,800, notably lower than the €1,800-€2,200 typical for D-rated properties of similar size, potentially saving €400-€1,000 annually.
Details
- Above Average Size: At 70 square meters, this apartment offers generous living space, being notably larger than the average property size of 55 square meters observed in sales within a 1km radius over the last 180 days.
- Optimal Configuration: The property's 2-bedroom, 1-bathroom layout aligns perfectly with the median bedroom and bathroom count for properties sold within a 1km radius over the past 180 days, making it a highly desirable and market-appropriate home.
- Hypothesis: The property's superior size for the area and commendable C1 BER rating, combined with its strategic configuration, positions it to attract discerning buyers valuing space and energy efficiency, potentially commanding a higher premium as these factors gain increasing importance.
Amenities
Exceptional Transport Connectivity: The property boasts exceptional transport links with the Luas Red Line accessible at Dominick (400m) and Jervis (500m) stops, complemented by numerous Dublin Bus routes including 11, 13, 16, and 122 serving the immediate Kings Inns area.
Details
- Premier Educational and Healthcare Access: Residents benefit from excellent access to vital services, with TU Dublin City Campus (Bolton St) within 200m, St. Mary's Primary School nearby, and major healthcare facilities like Mater Hospital and Temple Street Children's University Hospital within 1km.
- Vibrant Lifestyle & Green Spaces: Enjoy a dynamic urban lifestyle with Jervis and Ilac Shopping Centres both within 600m, a diverse array of restaurants and cafes along Capel Street, and accessible green spaces such as the Garden of Remembrance (700m) and Blessington Street Basin (1km).
- Hypothesis: The property's prime Dublin 1 location, offering unparalleled access to public transport, top educational institutions, and a thriving social and retail scene, cements its appeal for long-term residents and investors, contributing to sustained capital and rental value growth.
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.