Apartment 52, The Hibernia Building, Heuston South Quarter, D08 ED82
165 homes sold nearby. See what they went for — and what to bid on this one.
€500,000 · 2 Bed · 3 Bath · 76m² · Apartment
Market Position
Priced Within Local Sold Range
At €500,000, this home is priced within the typical range of 165 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
165 closed sales nearby · 9mo 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 €500,000, 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 €25,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €500,000, 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.
€25,000
That's what overbidding by just 5% on a €500,000 home costs you — before interest.
A €19 check before a €500,000 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 165 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €500,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
165 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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 8.9% 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
165
Transactions Analysed
Within 1.5km
9 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 · 165 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 52 Hibernia Building, Heuston South Quarter, St Johns Road West, Dublin | 2026-01-22 | 76m² | |
| Apt 342 Sancton Wood Building, Block 9g Heuston South Quarter, St Johns Road West, Dublin 8, Dublin | 2025-12-11 | 105.5m² |
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 B3 Advantage: The B3 BER rating suggests potential annual energy savings of approximately €900-€1,100 compared to a D-rated property of similar size in the area, contributing to lower running costs.
Details
- Generous Bathrooms: With 3 bathrooms for 2 bedrooms, this configuration offers significant convenience, a feature that is above the median of 1 bathroom for properties within a 1km radius over the last 90 days.
- Optimised Size for Urban Living: At 76.0m², the apartment is slightly smaller than the average property size of 83.5m² within a 1km radius over the past 180 days, but its efficient layout with multiple bathrooms likely compensates.
- Hypothesis: Investing in a BER upgrade from B3 to B2 (estimated cost €3,000-€5,000) could unlock an additional 2-3% in property value, driven by buyer preference for even higher energy efficiency ratings in this market.
Amenities
Exceptional Transport Hub: Located near Heuston Station, providing direct access to national rail services, and served by the Luas Red Line at James's stop (approx. 500m), along with Dublin Bus routes 145 and 79.
Details
- Urban Convenience Epicenter: Proximity to St. James's Hospital, and within walking distance to St. Mary's National School and a variety of shops and cafes along the South Circular Road.
- Prime Walkability Score: Residents can easily walk to The Digital Hub, Phoenix Park (within 1.5km), and a range of restaurants and pubs, making daily errands and leisure activities highly accessible.
- Hypothesis: The ongoing development of the Grand Canal regeneration project and the proposed expansion of the Luas network will likely increase property values in this D08 postcode by an additional 5-7% over the next three years due to enhanced 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.