Oscar House, 4 Oscar Square, Dublin 8, D08 E0A9
118 homes sold nearby. See what they went for — and what to bid on this one.
€700,000 · 3 Bed · 2 Bath · 86m² · Terrace
Market Position
Priced Within Local Sold Range
At €700,000, this home is priced within the typical range of 118 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
118 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 €700,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €35,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €700,000, 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.
€35,000
That's what overbidding by just 5% on a €700,000 home costs you — before interest.
A €19 check before a €700,000 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
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 is positioned above the median of comparable sales. 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.
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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 6.8% 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
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 · 118 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 Ocurry Rd, Off South Circular Rd, Dublin 8, Dublin 8, Dublin | 2025-10-10 | 78m² | |
| 28 Oscar Sq, S C Rd, Dublin 8, Dublin 8, Dublin | 2025-09-24 | 94m² |
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
B3 BER Efficiency: The B3 BER rating suggests reasonable energy efficiency, likely resulting in annual energy costs of approximately €1,400-€1,800, compared to €2,000-€2,600 for a typical D-rated property of similar size.
Standard Size Offering: At 86m², the property offers a standard size for a 3-bedroom terrace, aligning with the median size for properties in this segment.
Value Optimization Potential: While the B3 BER is good, strategic upgrades to a B2 or B1 rating could cost an estimated €6,000-€10,000 and potentially increase property value by €10,000-€15,000, improving long-term marketability.
Hypothesis: The B3 BER rating positions this property competitively but may not fully capitalize on the growing demand for top-tier energy efficiency; a targeted investment in further insulation and heating system upgrades could unlock a significant value uplift and appeal to environmentally conscious buyers, potentially reducing energy bills by an additional €300-€500 annually.
Amenities
Excellent Transport Hub: The property is well-served by public transport, with Dublin Bus routes 40, 79, and 140 accessible within a 5-minute walk, and the Luas Red Line at The Coombe stop approximately 600m away, offering direct city centre access.
Rich Local Amenities: Residents have convenient access to a wide range of amenities including the National Museum of Ireland - Decorative Arts & History (800m), St. Catherines National School (400m), and numerous cafes and restaurants along Thomas Street.
High Walkability Score: The immediate vicinity boasts a high walkability score, with local convenience stores like Supervalu (500m) and healthcare facilities such as St. James's Hospital (1.2km) within easy pedestrian reach.
Hypothesis: The dense concentration of educational institutions (e.g., National College of Art and Design approximately 1km) and healthcare facilities like the Coombe Women & Infants University Hospital (800m) within a 1km radius, combined with excellent transport links, creates a strong demand driver for this area, suggesting that the property's value is heavily supported by its prime urban location and accessibility to essential services.
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.