Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 8.4% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 1.5km over the last 4 months show a median of EUR 1,224,540 for similar 3-bed terraced houses. Our fair value estimate is EUR 1,195,243, which is 7.7% below the asking price of EUR 1,295,000. There may be room to negotiate.
162 m²
Floor area
BER C3
Energy rating
3 bed
Bedrooms
1 bath
Bathrooms
This is a preview — 3 of 20 sections are open19%
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THE QUESTION
Priced ~8% above our €1195k estimate; 3 warnings before you bid.
Here's my honest read before you bid. The asking of €1,295,000 is about 8% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. 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.
01One fails a health screen — and names the test to order — graded a warning.
02An amenity factor your solicitor won’t check — graded a warning.
03A road-safety pattern on the local routes — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €1,295,000
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 3 findings on this property.
FREE PREVIEW: 1 OF 3 FINDINGS
⚠ WARNING
Moderate radon area
Radon is the second-largest cause of lung cancer in Ireland and invisible at viewing. In high-radon areas the EPA recommends testing; remediation typically runs €800–1,500 if levels exceed 200 Bq/m³.
Recommended action
Order a 3-month radon test (€56) at sale-agreed, or request one as a condition. Remediation is a line item, not a deal-breaker.
2 WARNINGS TO UNLOCK
Get the full story before you bid.
An amenity factor your solicitor won’t check
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
46 Leinster Park, Harolds Cross Rd, Harolds Cross Dublin 6w970 m · 2026-02 · 7 bed · 165 m² · G · match 70
€967,000
61 Kincora Rd, Clontarf, Dublin 31.5 km · 2026-03 · 4 bed · 158 m² · B3 · match 69
€1,150,000
Acropolis, Ulverton Road, Dalkey1.5 km · 2026-03 · 4 bed · 124 m² · C3 · match 68
€1,161,250
🔒 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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