BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Apartment · 2 bedActive listing
22 Orchard Way, Ayrfield, Dublin 13
D13 P207 · Dublin
Apartment · 2 bed · 70 m² · BER C1
Asking price
€260,000
BuyerIQ value i
€316,000
Confidence Highi — 10 comparable sales support this estimate
⚡ PRICED 17.7% UNDER OUR ESTIMATE
This looks like a strong opportunity. Based on 10 comparable sales within 3.7km over the last 17 months, similar 2-bed apartments sold for a median of EUR 306,296. The asking price of EUR 260,000 is 21.4% below our fair value estimate of EUR 315,588. In this area, properties typically sell at +17.8% versus asking.
1 red flag and 2 warnings identified — see them before you bid
70 m²
Floor area
BER C1
Energy rating
2 bed
Bedrooms
2 bath
Bathrooms
This is a preview — 3 of 20 sections are open18%
Unlock the full report for the 2 red flags, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~18% below our €316k estimate; 2 red flags, 2 warnings before you bid.
Here's my read before you bid. At €260,000 this is priced roughly 18% below our estimate — interesting, in a good way. I'm fairly confident in that, with 10 nearby sales behind it. There are 2 red flags here I wouldn't ignore — the full report names them and what to do.
01One is a structural risk pattern for this era and area — graded a red flag.
02An amenity factor your solicitor won’t check — graded a red flag.
03One fails a health screen — and names the test to order — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €260,000
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 4 findings on this property.
FREE PREVIEW: 1 OF 4 FINDINGS
⚑ RED FLAG
High defect risk
Era- and area-correlated defects (pyrite heave, mica block, cavity-tie failure) can cost five figures and are excluded from standard insurance — the asking price rarely reflects them.
Recommended action
Commission a Chartered Surveyor (SCSI/RICS) inspection before bidding and request pyrite/mica certification from the vendor.
1 RED FLAG AND 2 WARNINGS TO UNLOCK
Get the full story before you bid.
An amenity factor your solicitor won’t check
One fails a health screen — and names the test to order
A road-safety pattern on the local routes
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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
8 St Donaghs Crescent, Donaghmede, Dublin 131.4 km · 2026-02 · 2 bed · 69 m² · C2 · match 87
€261,500
2 Belmayne Park North, Belmayne, Balgriffin Dublin 13910 m · 2026-02 · 2 bed · 59 m² · C2 · match 84
€290,000
123 Edenmore Crescent, Raheny, Dublin 51.2 km · 2026-03 · 1 bed · 40 m² · C1 · match 78
€220,000
🔒 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
20+ Irish government and industry sources.
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