Apartment 40, The Weavers, Dublin 8, Dublin 8, D08 C7K6
133 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 1 Bed · 1 Bath · 37m² · Apartment
Market Position
Below Typical Sale Prices
At €250,000, 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.
133 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 133 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
133 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 4.7% 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
133
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±16%
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 · 133 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 58 The Weavers, South Earl St, Dublin 8, Dublin 8, Dublin | 2025-12-12 | 58m² | |
| 53 The Weavers, Earl St South, Dublin 8, Dublin 8, Dublin | 2025-06-06 | 34.4m² |
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 Investment Opportunity: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000, but has the potential to increase the property's value by €15,000-€20,000, offering a strong return on investment.
Details
- Size Efficiency: At 37 sqm, this property is 39% smaller than the average property size of 60 sqm within a 1km radius over the past 180 days, making its efficient use of space crucial for appeal.
- Value Optimization Through Upgrades: With a D1 BER, the estimated annual energy costs are likely €1,800-€2,200, whereas a B2 rating could reduce this to €800-€1,200 annually, a saving of €1,000-€1,400 per year.
- Hypothesis: The prevalence of 100% unknown BER ratings in the 1km radius over 180 days, combined with the current property's D1 rating, suggests that a proactive approach to energy efficiency upgrades could create a significant competitive advantage for this property over others lacking comparable improvements.
Amenities
Excellent Transport Hub: The property is well-served by transport, with the Luas Red Line at Smithfield stop located approximately 700m away, and Dublin Bus routes 123, 27, 40, and 70 operating within a short walk.
Details
- Local Conveniences: Residents have easy access to a range of amenities including Tesco Express (400m), Coombe Hospital (800m), and local cafes like Bread 41 (600m), enhancing daily convenience.
- Walkable Urban Lifestyle: This location offers high walkability, with the River Liffey boardwalk and the historic Liberties district a mere 500m walk, providing access to numerous pubs, restaurants, and cultural sites.
- Hypothesis: The presence of the Luas Red Line and numerous Dublin Bus routes within walking distance, coupled with the proximity to the regeneration projects in the Liberties and Dublin City Centre, suggests a strong future potential for rental yields and capital appreciation driven by improved connectivity and amenity access.
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.