Apartment 31, Stapleton House, Dublin 1, Co. Dublin, D01 AX26
127 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 1 Bed · 1 Bath · 38m² · Apartment
Market Position
Priced Within Local Sold Range
At €260,000, this home is priced within the typical range of 127 recent closed sales nearby. There's room to negotiate — seller leverage is 4.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
127 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 €260,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €260,000, 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.
€13,000
That's what overbidding by just 5% on a €260,000 home costs you — before interest.
A €19 check before a €260,000 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 127 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
127 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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 1.8% 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
127
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±15%
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 · 127 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 32, 33 Mountjoy Sq, Dublin 1, Dublin 1, Dublin | 2025-06-16 | 40m² | |
| 84 Pemberton House, 33 Mountjoy Sq, Dublin 1, Dublin 1, Dublin | 2025-10-20 | 39m² |
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 Potential: Upgrading the D2 BER rating to a C2 could cost approximately €4,000-€6,000, potentially increasing the property's market value by €7,000-€10,000.
Cost of Inefficiency: The D2 BER rating suggests annual energy costs of approximately €1,800-€2,200, compared to €1,200-€1,500 for a C-rated property of similar size, a difference of €600-€700 annually.
Space Efficiency: At 38m², this 1-bedroom apartment is on the smaller side for urban living, but offers a compact and potentially low-maintenance living space for its size.
Hypothesis: Given the prevalence of D2 BER ratings in the immediate market, a targeted investment of €8,000-€12,000 to achieve a B2 rating could position this apartment as a premium offering, fetching an additional €15,000-€20,000 in value due to its superior energy efficiency and lower running costs compared to the surrounding stock.
Amenities
Transport Hub Access: Excellent connectivity is provided by the Luas Red Line at Jervis stop (400m) and numerous Dublin Bus routes including 1, 7, 40, 40A, 40B, 40D, 140, and 142 serving the immediate area.
Urban Lifestyle Core: Proximity to O'Connell Street (500m) offers extensive retail with shops like Penneys and Arnotts, alongside supermarkets such as Tesco and Lidl within a short walk.
Cultural & Educational Proximity: Within walking distance are Trinity College Dublin (1km), The GPO (300m), and numerous cafes and restaurants, enhancing the lifestyle appeal.
Hypothesis: The sheer density of educational institutions and cultural landmarks within a 1km radius, including Trinity College Dublin and the GPO, combined with the multiple direct Luas and bus routes, suggests that this location is not merely well-connected but functions as a central node for student life, tourism, and central business district workers, driving consistent rental demand and property value appreciation.
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.