Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 9.5% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 5.2km over the last 4 months show a median of EUR 330,474 for similar 2-bed apartments. Our fair value estimate is EUR 315,219, which is 8.6% below the asking price of EUR 345,000. There may be room to negotiate.
73 days
On market
62 m²
Floor area
BER C3
Energy rating
2 bed
Bedrooms
This is a preview — 3 of 20 sections are open17%
Unlock the full report for the 1 red flag, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~10% above our €315k estimate; 1 red flag, 3 warnings before you bid.
Here's my honest read before you bid. The asking of €345,000 is about 10% 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.
01One is a structural risk pattern for this era and area — graded a red flag.
02One likely affects your buildings-insurance quote — graded a warning.
03One fails a health screen — and names the test to order — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €345,000
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
Maple Avenue, Ballybrack, Co Dublin — 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 3 WARNINGS TO UNLOCK
Get the full story before you bid.
One is a structural risk pattern for this era and area
One likely affects your buildings-insurance quote
One fails a health screen — and names the test to order
An amenity factor your solicitor won’t check
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
Apartment 16, First Floor, Ross House680 m · 2026-02 · 2 bed · 65 m² · C3 · match 96
€334,999
Apartment Number 43, Third Floor, Ross House680 m · 2026-02 · 2 bed · 74 m² · B2 · match 93
€321,718
12 Maryland, Shankill, Dublin 181.8 km · 2026-03 · 3 bed · 94 m² · C1 · match 70
€425,000
🔒 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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