Apartment 4, Huxley Court, Dublin 8, D08 TV05
189 homes sold nearby. See what they went for — and what to bid on this one.
€359,000 · 2 Bed · 2 Bath · 65m² · Apartment
Market Position
Below Typical Sale Prices
At €359,000, 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.
189 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 €359,000, 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 €17,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €359,000, 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.
€17,950
That's what overbidding by just 5% on a €359,000 home costs you — before interest.
A €19 check before a €359,000 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 189 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €359,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
189 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 7.9% 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
189
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 · 189 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 19 Huxley Court, Cork St Dublin 8, Dublin, Dublin 8, Dublin | 2025-10-20 | 66m² | |
| 15 Huxley Court, 73 Cork St, Dublin 8, Dublin 8, Dublin | 2025-04-29 | 48m² |
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 C1 Impact: With a C1 BER rating, annual energy costs for this 65m² apartment are estimated to be around €1,300-€1,700. Upgrading to a B2 rating, costing approximately €8,000-€12,000, could reduce these costs by €400-€600 annually and potentially increase property value by €15,000-€20,000.
Details
- Compact Efficiency: The 65m² size of this 2-bedroom, 2-bathroom apartment is smaller than the average property size of 77m² within a 1km radius over 180 days, indicating efficient use of space for its configuration.
- Value Optimization Opportunity: While having 2 bathrooms for 2 bedrooms is a strong feature, investing in minor cosmetic upgrades and addressing the C1 BER could unlock significant value, as 100% of properties sold in the last 30 days within 1km sold above asking, indicating a market that rewards well-presented properties.
- Hypothesis: Given the 100% of properties selling above asking within 1km over the last 30 days, a targeted BER upgrade from C1 to a B2 rating, at an estimated cost of €8,000-€12,000, could not only save €400-€600 annually on energy bills but also position this apartment to achieve a sale price closer to the €532,500 P75 sale price recorded in the 1km radius over 180 days, effectively a 15-20% uplift.
Amenities
Transport Hub Proximity: This property is well-connected via the Luas Red Line at the Suir Road stop (approximately 1km) and multiple Dublin Bus routes including 150, 151, and 54A serving the immediate area, providing direct access to Dublin city centre.
Details
- Local Essentials Within Reach: Residents have access to essential services including the SuperValu at Kilmainham (1km) for groceries, St. James's Hospital (1.2km) for healthcare, and a range of local cafes and restaurants along the South Circular Road.
- Walkable Urban Lifestyle: The location offers strong walkability with Phoenix Park, the largest enclosed urban park in Europe, within a 1.5km walk, along with numerous local playgrounds and the Royal Hospital Kilmainham for cultural pursuits.
- Hypothesis: The proximity to both the Luas Red Line at Suir Road and key bus routes like the 150 and 151, combined with a short walk to St. James's Hospital and the upcoming development plans for the St. James's area, suggests this apartment is positioned to benefit from enhanced connectivity and amenity growth, potentially increasing its value by 5-10% over the next 2-3 years as the area continues to mature and absorb new infrastructure.
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.