Apartment 18, The Olde Dock, Christchurch, Dublin 8, D08 P6X0
129 homes sold nearby. See what they went for — and what to bid on this one.
€300,000 · 1 Bed · 1 Bath · 36m² · Apartment
Market Position
Priced Above Local Sales
At €300,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
129 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 €300,000, 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 €15,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €300,000, 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.
€15,000
That's what overbidding by just 5% on a €300,000 home costs you — before interest.
A €19 check before a €300,000 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 129 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €300,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
129 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 size-adjusted median. 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 7.3% 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
129
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±19%
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 · 129 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 36 The Olde Dock, Little Ship St, Christchurch Dublin 8, Dublin 8, Dublin | 2025-04-28 | 38m² | |
| Apartment 4, 20 Christchurch Place, Christchurch, Dublin 8, Dublin | 2025-06-23 | 45m² |
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
Efficient Energy Rating: With a C3 BER rating, this apartment offers good energy efficiency, resulting in estimated annual energy costs of €1,000-€1,400, significantly lower than the €1,800-€2,200 typically associated with D-rated properties of this size.
Compact Living Space: At 36m², this 1-bedroom apartment is considerably smaller than the average property size of 50m² for recent sales within a 1km radius, appealing to buyers prioritizing location over expansive living areas.
Standard Layout: The 1-bedroom, 1-bathroom configuration aligns with the median bedroom and bathroom counts for properties sold within a 1km radius over the last 30 days, indicating a common and functional layout for the area.
Hypothesis: Given the premium on central location, a well-maintained, compact C3-rated apartment like this attracts a distinct buyer demographic, likely first-time buyers or investors, who value low maintenance and immediate occupancy over the potential for extensive renovations or larger footprint.
Amenities
Excellent Public Transport: The property benefits from superb connectivity with the Luas Red Line accessible at the Four Courts and Smithfield stops (both within 1km), and numerous Dublin Bus routes (e.g., 27, 40, 49, 77a) serving Dame Street and Lord Edward Street.
Rich Cultural & Educational Hub: Located near iconic sites like Christ Church Cathedral and Dublin Castle, the area offers access to NCAD and Trinity College Dublin (both within 1.5km), providing a vibrant academic and cultural environment.
Daily Conveniences at Hand: Residents have immediate access to St. Patrick's Park (adjacent), essential healthcare at Mercer's Medical Centre (within 500m), and diverse dining/retail options in Temple Bar and along Dame Street, ensuring high walkability for daily needs.
Hypothesis: The exceptional density of cultural, educational, and transport amenities in Christchurch creates a premium 'city living' experience, where residents are willing to accept smaller property sizes in exchange for unparalleled access to Dublin's vibrant core, further driving demand for compact, well-located units.
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.