Apartment 25, Block B, Kilmainham, Dublin 8, D08 T0V9
101 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 1 Bed · 1 Bath · 53m² · Apartment
Market Position
Below Typical Sale Prices
At €295,000, 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.
101 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 101 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
101 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 median of comparable sales, 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 5.2% 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
101
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 · 101 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 33, Bellevue, Islandbridge Dublin 8, Dublin 8, Dublin | 2025-04-07 | 66m² | |
| 30 Bellevue, Islandbridge, Dublin 8, Dublin 8, Dublin | 2025-09-16 | 62m² |
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 Efficient C3: With a C3 BER rating, this property's annual energy costs are estimated at €1,200-€1,600, offering substantial savings compared to E-rated properties of this size which typically incur €2,200-€2,600 annually.
Compact but Competitive: While the property's 53m² is smaller than the 1km average of 74m², its 1-bed, 1-bath configuration is ideal for entry-level buyers or investors, aligning with the median 1-bath standard in the immediate area.
Value Per Square Meter: The property's price per square meter of €5,566 is notably below the median €6,218 per sqm for properties sold within a 1km radius, indicating strong potential for immediate value uplift upon sale.
Hypothesis: Despite being a 1-bedroom unit in an area with a median of 2-bedroom sales, the property's efficient C3 BER and attractive price per square meter position it as a prime target for first-time buyers or investors seeking value in a rapidly appreciating market, likely selling quickly due to its affordability relative to the local market.
Amenities
Premier Transport Hub: Excellent connectivity is provided by the Luas Red Line with Suir Road and St James's Hospital stops within a 1km radius, complemented by numerous Dublin Bus routes including the 13, 40, 68, and 69, offering direct access to Dublin city centre and wider metropolitan areas.
Healthcare & Education Access: Superior healthcare access is available with St. James's Hospital located within a 1km radius, alongside reputable educational institutions such as St. James's Primary School and Inchicore College of Further Education within the immediate vicinity.
Vibrant Local Lifestyle: The property benefits from convenient retail options including Lidl and SuperValu Kilmainham within a short walking distance, alongside a vibrant lifestyle with easy access to the historic Kilmainham Gaol Museum, the scenic Irish National War Memorial Gardens, and a variety of local cafes and restaurants.
Hypothesis: The strong blend of direct Luas connectivity, immediate proximity to a major hospital, and diverse local amenities not only enhances daily convenience for residents but also significantly bolsters the property's long-term investment appeal, driving consistent rental demand and capital appreciation in this established Dublin 8 neighbourhood.
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.