Apartment 8, Block 3, New Priory, Dublin 13, D13 T103
116 homes sold nearby. See what they went for — and what to bid on this one.
€399,000 · 2 Bed · 2 Bath · 90m² · Apartment
Market Position
Priced Within Local Sold Range
At €399,000, this home is priced within the typical range of 116 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
116 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 €399,000, 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 €19,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €399,000, 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.
€19,950
That's what overbidding by just 5% on a €399,000 home costs you — before interest.
A €19 check before a €399,000 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 116 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €399,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
116 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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 3.5% 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
116
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±11%
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 · 116 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Block 3 Apt 9, New Priory, Hole In The Wall Road, Dublin 13, Dublin | 2025-10-29 | 94m² | |
| Apartment 2 Block 16, New Priory, Hole In The Wall Road, Dublin 13, Dublin | 2025-12-19 | 61m² |
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 Rating Advantage: With a B2 BER rating, this apartment is positioned favourably, suggesting annual energy costs could be around €1,000-€1,500 lower compared to a D-rated property of similar size in the area.
Details
- Size Efficiency: At 90m², this apartment is slightly smaller than the average property size of 106m² within a 1km radius over the last 180 days, indicating a compact yet functional living space.
- Configuration Alignment: The 2 bedrooms and 2 bathrooms configuration aligns with the median of 2 bathrooms found in sold properties within 1km over the last 180 days, though the median number of bedrooms in sold properties was 3.
- Hypothesis: While the current B2 BER is good, upgrading to an A-rated BER could cost €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000, capitalizing on the 36.36% apartment market within 1km where efficiency is increasingly valued.
Amenities
Transport Connectivity: While specific route numbers are not provided, Dublin 13 is generally served by numerous Dublin Bus routes, offering good connectivity, and is within reasonable proximity to the DART and Luas lines.
Details
- Local Facilities: The area is expected to have access to essential services like supermarkets, primary and secondary schools (e.g., St. Francis National School or Pobalscoil Neasáin), and healthcare clinics.
- Green Spaces: Dublin 13 is known for its parks and recreational areas, such as the nearby Beaumont Hospital grounds or local parks, providing opportunities for outdoor activities.
- Hypothesis: The presence of multiple residential blocks like New Priory suggests a developing community infrastructure; further development of dedicated pedestrian walkways and cycle lanes connecting New Priory to local shopping centres like Northside Shopping Centre could significantly enhance walkability and property appeal.
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.