Confidence Highi — 10 comparable sales support this estimate
△ PRICED 6.5% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 2.8km over the last 24 months show a median of EUR 791,520 for similar properties. Our fair value estimate is EUR 798,455, which is 6.1% below the asking price of EUR 850,000. There may be room to negotiate. Listed only 4 days ago — this market segment is moving fast, expect competition.
40 days
On market
144 m²
Floor area
BER F
Energy rating
3 bath
Bathrooms
This is a preview — 3 of 20 sections are open18%
Unlock the full report for the 3 red flags, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~6% above our €798k estimate; 3 red flags, 1 warning before you bid.
Here's my honest read before you bid. The asking of €850,000 is about 6% above where the comparable sales actually land. I'm fairly confident in that, with 10 nearby sales behind it. There are 3 red flags here I wouldn't ignore — the full report names them and what to do. Don't let any “moving fast” pressure rush you — the numbers give you room to bid sensibly and walk away if it runs past what it's worth.
01A running-cost burden the asking price ignores — graded a red flag.
02An amenity factor your solicitor won’t check — graded a red flag.
03A road-safety pattern on the local routes — graded a red flag.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €850,000
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 6 findings on this property.
FREE PREVIEW: 1 OF 6 FINDINGS
ⓘ WATCH
Active construction nearby
24, Norfolk Road, Phibsborough, Dublin 7 — permission granted, build in progress, 60 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.
3 RED FLAGS AND 1 WARNING TO UNLOCK
Get the full story before you bid.
A running-cost burden the asking price ignores
An amenity factor your solicitor won’t check
A road-safety pattern on the local routes
One fails a health screen — and names the test to order
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
20 Cherrymount Park, Circular Rd North, Dublin 7240 m · 2026-03 · 4 bed · 156 m² · match 85
€875,000
12 St Vincent St North, Phibsboro, Dublin 7600 m · 2026-02 · 5 bed · 148 m² · F · match 82
€725,000
10 Melrose Ave, Fairview, Dublin 32.5 km · 2026-03 · 4 bed · 116 m² · E1 · match 81
€700,000
🔒 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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"BuyerIQ was born out of the frustration of buying a home in Ireland — the information that matters is scattered across silos, and none of it is transparent at the moment you bid. We linked 775,000+ sales and 20+ public datasets so buyers see the full picture first."
