Apartment 59, Block 2, 126/127 Steeven'S Gate Apartments, Dublin 8, D08 DX95
205 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 1 Bed · 1 Bath · 51m² · Apartment
Market Position
Below Typical Sale Prices
At €280,000, 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.
205 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 €280,000, 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 €14,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €280,000, 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.
€14,000
That's what overbidding by just 5% on a €280,000 home costs you — before interest.
A €19 check before a €280,000 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 205 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €280,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
205 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 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
205
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±18%
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 · 205 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 45 St Steevens Gate, Thomas St, Dublin 8, Dublin 8, Dublin | 2024-11-18 | 72m² | |
| 34 Steevens Gate, James Street, Dublin 8, Dublin | 2024-11-01 | 69.4m² |
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 C3 Opportunity: With a C3 BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a significant return on investment.
Details
- Space Efficiency: At 51.0m², this one-bedroom apartment is smaller than the average property size within 1km over 180 days (70.31m²), indicating a more compact living space that may appeal to a specific buyer profile.
- Value Optimization Potential: The asking price of €280,000 for a 51m² apartment suggests a price per square meter of €5,490, which is lower than the median price per square meter of €6,458 within 1km over 180 days, presenting an opportunity for value optimization.
- Hypothesis: The consistent 100% BER unknown percentage across all timeframes (30, 90, 180 days) for properties within 1km, 3km, and 5km suggests a widespread data gap in energy performance information, offering an opportunity for sellers who obtain thorough BER assessments and upgrades to gain a distinct market advantage, particularly if they can demonstrate tangible energy cost savings compared to unrated properties.
Amenities
Connectivity Hub: The location offers excellent transport links, with the Luas Red Line at Four Courts stop approximately 700m away and numerous Dublin Bus routes including 123, 40, and 69 serving the immediate vicinity.
Details
- Urban Essentials Nearby: Residents have access to St. James's Hospital (1km), as well as essential retail like Lidl (500m) and a range of cafes and restaurants along the South Circular Road and in The Liberties.
- Walkable Urban Lifestyle: The property is within walking distance of The Digital Hub, Christchurch Cathedral, and Dublin Castle, offering a highly walkable urban environment with numerous cultural and business amenities within a 1.5km radius.
- Hypothesis: The ongoing development and regeneration of Dublin 8, including the expansion of the Luas network and the influx of tech companies and cultural institutions, will likely drive a sustained premium for properties within close proximity to transport hubs and established amenities, potentially increasing the value of this apartment by 5-8% annually over the next three 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 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.