Penthouse, 132 Adelaide Square, Whitefriar Street,, Dublin 8, D08 CX50
26 homes sold nearby. See what they went for — and what to bid on this one.
€1,100,000 · 4 Bed · 4 Bath · 160m² · Apartment
Market Position
Priced Within Local Sold Range
At €1,100,000, this home is priced within the typical range of 26 recent closed sales nearby. There's room to negotiate — seller leverage is 5.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
26 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 €1,100,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €55,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,100,000, 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.
€55,000
That's what overbidding by just 5% on a €1,100,000 home costs you — before interest.
A €19 check before a €1,100,000 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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
26 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 2.2% 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.
Financial Exposure · 15% 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
€1,100,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
26
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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 8, Earlsfield Court, Francis St Dublin 8, Dublin 8, Dublin | 2025-04-22 | 76m² | |
| 65 Music Hall, Cows Lane, Temple Bar Dublin 8, Dublin 8, Dublin | 2025-10-15 | 86m² |
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 Advantage: The C2 BER rating indicates moderate energy efficiency, positioning it above D, E, F, and G rated properties and likely resulting in annual energy costs around €1,500-€2,000, compared to €2,200-€3,000 for lower-rated D properties of similar size.
Spacious Living: With 160m² of space and 4 bedrooms and 4 bathrooms, this penthouse offers significantly more floor area and amenity than the average apartment, with a 1km median sale price for the same broad type being €385,000.
Potential Value Enhancement: A strategic upgrade from C2 to a B2 BER rating could cost €6,000-€9,000 and potentially increase property value by €10,000-€15,000, offering a tangible return on investment.
Hypothesis: The current C2 BER rating may be a slight disadvantage in Dublin's premium segment where A and B ratings are increasingly sought after for long-term cost savings; however, the substantial size and number of bedrooms could offset this if the property's internal finishes and modern features are of a high standard, commanding a premium based on space and configuration rather than just energy efficiency.
Amenities
Excellent Transport Hub: This property is well-served by public transport, with the Luas Red Line at Four Courts stop within a 10-minute walk (approx. 800m) and numerous Dublin Bus routes including 13, 40, 69, and 77a on nearby routes like High Street and Thomas Street.
Vibrant City Living: Residents have immediate access to a wealth of amenities, including shopping at George's Street Arcade and Stephen's Green Shopping Centre (both within 1.5km), and numerous cafes and restaurants along Dame Street and South Great George's Street.
Proximity to Key Institutions: Located near St. Patrick's Cathedral (500m) and within walking distance of Trinity College Dublin (1.8km) and the Royal College of Surgeons in Ireland (1.2km), it offers unparalleled access to educational and cultural landmarks.
Hypothesis: The concentration of historical landmarks, educational institutions, and modern retail within a tight radius of Dublin 8 suggests that properties like this penthouse benefit from a 'location premium' driven not just by transport connectivity but by the inherent desirability and prestige of living at the heart of a culturally rich and historically significant urban centre, which supports higher valuations.
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.