Emmet Lodge, Emmet Court, Inchicore, Dublin 8, D08 YK63
59 homes sold nearby. See what they went for — and what to bid on this one.
€330,000 · 2 Bed · 1 Bath · 43m² · Apartment
Market Position
At the Upper End of Local Sales
At €330,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
59 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 €330,000, 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 €16,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €330,000, 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.
€16,500
That's what overbidding by just 5% on a €330,000 home costs you — before interest.
A €19 check before a €330,000 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 59 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €330,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
59 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 size-adjusted median. 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.
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 4.3% 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.
Financial Exposure · 16% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€330,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
59
Transactions Analysed
Within 1.5km
9 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 · 59 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 18a - Emmet House, St Vincents Street West, Dublin 8, Dublin | 2025-12-08 | 68m² | |
| 14 Davis Court, Thomas Davis St West, Inchicore Dublin 8, Dublin 8, Dublin | 2025-04-28 | 64m² |
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, this apartment offers strong energy efficiency, potentially resulting in annual energy costs of €800-€1,200, significantly lower than the estimated €1,800-€2,200 for a typical D-rated property of comparable size, saving approximately €1,000-€1,400 per year.
Details
- Compact Footprint: At 43m², this 2-bedroom apartment is considerably more compact than the average property size of 76m² within a 1km radius, presenting a more manageable and potentially lower-cost living option.
- Bedroom Configuration Alignment: While smaller in overall area, the property's 2-bedroom configuration aligns perfectly with the median bedroom count of 2 for properties sold within a 3km radius over the past 180 days, indicating a popular and functional size configuration for the wider area.
- Hypothesis: The apartment's modern BER B3 rating and efficient use of its compact 43m² footprint position it as an attractive and affordable entry point for first-time buyers or investors looking for energy-efficient properties in a high-demand Dublin 8 location, where larger homes command significantly higher prices.
Amenities
Excellent Transport Connectivity: The property boasts superb transport links, being within short walking distance (approx. 10-15 minutes) of the Luas Red Line (Fatima or Goldenbridge stops) and well-served by multiple Dublin Bus routes (e.g., 13, 40, 68, 69, 79/A), providing direct access to Dublin City Centre and Heuston Station.
Details
- Comprehensive Local Services: Residents benefit from immediate access to essential services in Inchicore Village, including major supermarkets like Lidl and SuperValu, numerous local pharmacies, and the comprehensive medical facilities of St. James's Hospital located just minutes away.
- Abundant Lifestyle and Green Spaces: The location offers rich lifestyle amenities with Phoenix Park and the historic Irish National War Memorial Gardens within easy reach, providing extensive green spaces for recreation, alongside local cafes, restaurants, and cultural landmarks like Richmond Barracks.
- Hypothesis: The ongoing regeneration and investment in Inchicore, coupled with its strategic position along the Luas Red Line and proximity to significant green spaces, will continue to enhance the area's quality of life and attractiveness, supporting sustained property value appreciation due to high demand for accessible, amenity-rich urban living.
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.