Apt 106 Block I, Bellevue, Islandbridge, Dublin 8, Islandbridge, Dublin 8, D08 N963
118 homes sold nearby. See what they went for — and what to bid on this one.
€365,000 · 2 Bed · 1 Bath · 54m² · Apartment
Market Position
Priced Within Local Sold Range
At €365,000, this home is priced within the typical range of 118 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
118 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 €365,000, 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 €18,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €365,000, 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.
€18,250
That's what overbidding by just 5% on a €365,000 home costs you — before interest.
A €19 check before a €365,000 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 118 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €365,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
118 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.
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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 4.8% 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
118
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 · 118 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 143 Block F, Bellevue, Islandbridge Dublin 8, Dublin 8, Dublin | 2025-03-04 | 43m² | |
| 243 Neptune House, Bellevue Apts, Islandbridge, Dublin 8, Dublin | 2025-01-28 | 67.8m² |
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 C2 Efficiency: With a C2 BER rating, annual energy costs for this 54m² apartment are estimated to be €1,400-€1,800, compared to €800-€1,200 for similarly sized B-rated properties.
Details
- Upgrade Opportunity: Improving the BER rating from C2 to B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000, offering a positive return on investment.
- Compact Living: At 54m², this apartment is smaller than the average property size of 73.7m² sold within 1km over the past 180 days, suggesting efficient use of space but potentially less appeal for larger families or those seeking more room.
- Hypothesis: The prevalence of C2 BER ratings and the average property size within 1km indicate a mature apartment stock; however, the significant drop in BER unknown percentage (from 100% to zero if data were available) would reveal a hidden opportunity to significantly enhance value if a higher BER can be achieved through targeted upgrades.
Amenities
Excellent Transport Hub: Located in Islandbridge, this property benefits from proximity to Dublin Bus routes 25, 66, and 67, and is within a manageable walk to the Luas Red Line at the Suir Road stop (approx. 1.5km).
Details
- Proximity to Services: The area is served by St. James's Hospital (approx. 1.8km) for healthcare, and local shopping facilities include Supervalu Inchicore (approx. 1km) and a variety of cafes and restaurants along the South Circular Road.
- Green Space Access: Residents can enjoy easy access to the vast Phoenix Park (approx. 1km), offering extensive recreational space, walking trails, and playgrounds, enhancing quality of life.
- Hypothesis: The strong connectivity via multiple bus routes and the Luas, combined with the proximity to major employment hubs like St. James's Hospital and the city centre, suggests that properties in Islandbridge, including this apartment, are well-positioned to benefit from ongoing urban regeneration and infrastructure improvements in the wider Dublin 8 area.
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.