Apartment 57, The Clayton, The Gasworks, Dublin 4, D04 T803
207 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 2 Bed · 2 Bath · 77m² · Apartment
Market Position
Below Typical Sale Prices
At €525,000, 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.
207 closed sales nearby · 11mo 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 €525,000, 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 €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 207 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
207 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 median of comparable sales, 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 2.3% 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
207
Transactions Analysed
Within 1.5km
11 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 · 207 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 The Clayton, Gas Works, Barrow St Dublin 4, Dublin 4, Dublin | 2024-12-19 | 75.4m² | |
| 104 The Clayton, The Gasworks, Barrow St Dublin 4, Dublin 4, Dublin | 2024-12-04 | 71m² |
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
Energy Efficiency Advantage: With a B3 BER rating, annual energy costs are estimated to be between €1,200-€1,600, a saving of approximately €400-€800 per year compared to a D-rated property of similar size.
Optimised Space: The 77.0m² apartment with 2 bedrooms and 2 bathrooms offers an efficient layout, with a price per square meter of €6,815 based on the asking price, which is in line with the €8,106 median within 1km.
BER Upgrade Potential: Upgrading the B3 BER to a B2 would likely cost €3,000-€5,000 and could increase the property value by €5,000-€8,000, representing a modest but worthwhile investment.
Hypothesis: The B3 BER rating positions this apartment favorably, but there is an opportunity to further enhance its appeal and long-term value by targeting a B1 or A3 rating through targeted insulation and heating system upgrades, potentially adding a 1-2% premium to its value by aligning with the most desirable energy efficiency standards in the local market.
Amenities
Excellent Transport Links: Proximity to the Luas Red Line at the Liam O'Callaghan (formerly Red Cow) stop (approximately 2km, accessible via bus routes 76, 76A, 151) and multiple Dublin Bus routes including the 151 and 18 (serving city centre and surrounding areas) provide strong connectivity.
Retail and Leisure Hub: The immediate Gasworks area benefits from a range of shops, cafes like Avoca, and restaurants, with the wider area including Nutgrove Shopping Centre (3km) offering extensive retail options.
Educational and Healthcare Proximity: Close to established schools such as Scoil Naomh Pádraig (1.5km) and sports facilities. Major hospitals like Tallaght University Hospital are accessible within a 3km radius.
Hypothesis: The ongoing development and investment in the Dublin 4 area, including The Gasworks itself, coupled with planned improvements to public transport links in the wider south Dublin region, will likely drive a sustained increase in property values within a 2km radius of such integrated urban developments, making this location a strong candidate for capital appreciation over the next 3-5 years.
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.