Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 23.7% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 2.0km show a median of EUR 294,579 for similar 1-bed apartments, while the asking price is EUR 350,000 (19.3% above our fair value estimate of EUR 282,561). We recommend caution and strong negotiation. Listed 61 days ago — slightly above the typical pace, mild leverage on opening bid.
72 days
On market
43 m²
Floor area
BER C2
Energy rating
1 bed
Bedrooms
This is a preview — 3 of 20 sections are open17%
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THE QUESTION
Priced ~24% above our €283k estimate; 1 red flag, 3 warnings before you bid.
Here's my honest read before you bid. The asking of €350,000 is about 24% above where the comparable sales actually land. 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. 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.
01High defect risk — BuyerIQ defect model.
02Moderate flood risk — OPW CFRAM.
03Moderate radon area — EPA Radon Map.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €350,000
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
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 3 WARNINGS TO UNLOCK
Get the full story before you bid.
High defect risk
Moderate flood risk
Moderate radon area
Mediocre water quality
Listing timing
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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
Apt 505, The Edges, Beaon South Quaters Dublin 181.9 km · 2026-03 · 1 bed · 57 m² · D2 · match 89
€323,500
Apt 47, Coral Block, The Grange360 m · 2026-04 · 2 bed · 82 m² · C1 · match 88
€440,000
Apt 105 The Cubes 2, Beacon South Quarter, Sandyford Dublin 182.0 km · 2026-03 · 2 bed · 69 m² · B3 · match 80
€400,000
🔒 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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