Apartment 54, The Tannery, The Coombe, Co. Dublin, D08 W8X4
182 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 1 Bed · 1 Bath · 44m² · Apartment
Market Position
Priced Above Local Sales
At €325,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
182 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 €325,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 182 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
182 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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 1.2% 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
182
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 · 182 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 56 The Tannery, 50 Cork St, Dublin 8, Dublin 8, Dublin | 2025-11-18 | 55m² | |
| Apt 21 The Tannery, 50 Cork St, Dublin 8, Dublin 8, Dublin | 2025-04-24 | 45m² |
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 Value Proposition: A C2 BER rating suggests moderate energy efficiency. Potential upgrades to a B2 rating could cost €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs by approximately €300-€500 compared to its current rating.
Space Efficiency: At 44.0m², this 1-bedroom apartment is compact, with the average size of same-type apartments sold within 1km over 180 days being 50m², indicating efficient use of space.
Investment Optimization: While not requiring immediate costly upgrades due to its C2 BER, strategic insulation or heating system improvements could enhance market appeal and long-term value, particularly when compared to the average C2 BER of nearby properties.
Hypothesis: Given its C2 BER, this apartment's energy costs are likely €1,500-€1,900 annually, whereas a similar property with a D-rated BER would incur costs of €1,800-€2,400, showcasing a moderate saving that could be further amplified with targeted retrofitting.
Amenities
Transport Hub Access: Located in The Coombe, residents benefit from excellent connectivity with Dublin Bus routes 27, 40, and 123 readily available, and the Luas Red Line at the Four Courts stop is approximately 1.2km away.
Urban Lifestyle Core: Proximity to St. Audoen's National School (600m) and The Coombe Women & Infants University Hospital (400m), with numerous cafes and restaurants along Francis Street and surrounding areas, offers convenience.
Pedestrian Convenience: The property boasts excellent walkability, with a direct pedestrian route to Christchurch Cathedral (800m) and easy access to the River Liffey boardwalk, enhancing the quality of life.
Hypothesis: The high density of sales within 0.5km (52 in 180 days) despite the relatively lower median sale price compared to the wider Dublin market (€480,000 within 10km) strongly suggests that the prime location and comprehensive amenities are key drivers of demand for properties in this specific micro-location.
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.