BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Apartment · 2 bedActive listing
1 Seamount House St Johns Road, Sandymount, Dublin 4
D04 N732 · Dublin
Apartment · 2 bed · 83 m² · BER D2
Asking price
€495,000
BuyerIQ value i
€589,000
Confidence Mediumi — 10 comparable sales support this estimate
⚡ PRICED 16.0% UNDER OUR ESTIMATE
This looks like a strong opportunity. Based on 10 comparable sales within 2.3km over the last 4 months, similar 2-bed apartments sold for a median of EUR 577,843. The asking price of EUR 495,000 is 18.9% below our fair value estimate of EUR 588,795. In this area, properties typically sell at +16.7% versus asking.
18 days
On market
83 m²
Floor area
BER D2
Energy rating
2 bed
Bedrooms
This is a preview — 3 of 20 sections are open16%
Unlock the full report for the 1 red flag, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~16% below our €589k estimate; 1 red flag, 4 warnings before you bid.
Here's my read before you bid. At €495,000 this is priced roughly 16% below our estimate — interesting, in a good way. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. There is 1 red flag here I wouldn't ignore — the full report names it and what to do.
01One likely affects your buildings-insurance quote — graded a red flag.
02One fails a health screen — and names the test to order — graded a warning.
03A running-cost burden the asking price ignores — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €495,000
OPEN
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LIKELY
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WALK AWAY
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 10 comps and the 7 findings on this property.
FREE PREVIEW: 1 OF 7 FINDINGS
ⓘ WATCH
Active construction nearby
Rear of 121 Strand Road, Sandymount, Dublin, 4 — permission granted, build in progress, 80 m away. An active scheme this close means years of construction traffic and noise, then new supply competing with this property at resale and for tenants.
Recommended action
Read the grant conditions (construction hours, routes) and treat the disruption window as part of what your price buys.
1 RED FLAG AND 4 WARNINGS TO UNLOCK
Get the full story before you bid.
One likely affects your buildings-insurance quote
One fails a health screen — and names the test to order
A running-cost burden the asking price ignores
An amenity factor your solicitor won’t check
A comfort issue you’d only notice after moving in
Who holds leverage in this negotiation
One-time payment. No subscription.
29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
10 comparable sales · Property Price Register
103 Merrion Village, Ballsbridge, Dublin 4650 m · 2026-03 · 2 bed · 78 m² · C1 · match 91
€581,000
Apt 115, Shore Club, Beach Road1.6 km · 2026-03 · 3 bed · 82 m² · C2 · match 85
€600,000
84 Lansdowne Park, Ballsbridge, Dublin 42.3 km · 2026-03 · 2 bed · 76 m² · B3 · match 85
€575,000
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
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Official data
21+ Irish government and industry sources.
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