Apartment 238, Block C, Station House, The Tramyard, Spa Road, Inchicore, Dublin 8, D08 H5FW
87 homes sold nearby. See what they went for — and what to bid on this one.
€240,000 · 1 Bed · 1 Bath · Apartment
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Market Position
Below Typical Sale Prices
At €240,000, 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.
87 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 €240,000, 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 €12,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €240,000, 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.
€12,000
That's what overbidding by just 5% on a €240,000 home costs you — before interest.
A €19 check before a €240,000 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 87 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
87 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
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 9.7% 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
87
Transactions Analysed
Within 1.5km
10 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 · 87 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 16 The Tramyard, Spa Rd, Inchicore Dublin 8, Dublin 8, Dublin | 2025-04-08 | 61m² | |
| Apt 58 Block D, The Tramyard, Inchicore Dublin 8, Dublin 8, Dublin | 2025-07-18 | 61.1m² |
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 Pending Impact: The 'BER_PENDING' rating means potential buyers cannot ascertain current energy efficiency, requiring an estimated €8,000-€12,000 investment to achieve a B2 rating if the current performance is poor, which could increase property value by €15,000-€20,000.
Size vs. Configuration: At 120m², this apartment offers substantial space for a 1-bedroom unit, suggesting potential for reconfiguring to add a second bedroom or enhance living areas to better align with typical market expectations for larger apartments, potentially increasing value by €20,000-€30,000.
Optimization Opportunity: Given the substantial size, optimizing the layout from a 1-bed to a 2-bed configuration, or enhancing the existing space with modern finishes, could unlock significant value beyond its current asking price.
Hypothesis: The unusually large size for a 1-bedroom apartment (120m²) presents a unique opportunity for a high-return renovation, with potential to create a premium 2-bedroom unit, fetching an estimated €40,000-€60,000 premium over its current asking price, assuming an investment of €20,000-€30,000.
Amenities
Luas and Bus Connectivity: The property is well-served by the Luas Red Line at the Red Cow stop (approx. 2.5km) and multiple Dublin Bus routes including 151 and 79, offering direct access to Dublin city centre and surrounding areas.
Local Services Access: Residents have convenient access to local shops and services along Spa Road and within Inchicore village, with larger retail parks and supermarkets like Liffey Valley Shopping Centre approximately a 10-minute drive away.
Green Space Proximity: The apartment is within a reasonable distance of Phoenix Park (approx. 1.5km), offering extensive recreational opportunities, alongside local parks like the Memorial Gardens.
Hypothesis: The proximity to the Luas Red Line and major bus routes, combined with the development potential of the large floor plate, positions this property as a strong candidate for rental income or a future family home, with potential for significant capital appreciation driven by ongoing regeneration in the Inchicore area.
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.