BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Apartment · 1 bedActive listing
Apartment 140, The Spinnaker, Smithfield, Dublin 7
D07 AH58 · Dublin
Apartment · 1 bed · 36 m² · BER D1
Asking price
€250,000
BuyerIQ value i
€236,000
Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 5.9% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 0.7km over the last 4 months show a median of EUR 246,155 for similar 1-bed apartments. Our fair value estimate is EUR 236,134, which is 5.5% below the asking price of EUR 250,000. There may be room to negotiate.
2 red flags and 3 warnings identified — see them before you bid
36 m²
Floor area
BER D1
Energy rating
1 bed
Bedrooms
1 bath
Bathrooms
This is a preview — 3 of 20 sections are open17%
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 €236k estimate; 3 red flags, 3 warnings before you bid.
Here's my honest read before you bid. The asking of €250,000 is about 6% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. 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.
01One likely affects your buildings-insurance quote — 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 €250,000
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
⚑ RED FLAG
High flood risk
Insurer postcode models can load premiums near mapped zones even when the property itself is clear — and a declined quote surfaces at contract stage, after your survey money is spent.
Recommended action
Get a buildings-insurance quote naming the full address before sale agreed — a loaded quote now beats a declined one at contract stage.
2 RED FLAGS AND 3 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
One fails a health screen — and names the test to order
A running-cost burden the asking price ignores
A comfort issue you’d only notice after moving in
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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 65 The Chandler, Arran Quay Apartments, Arran Quay80 m · 2026-03 · 1 bed · 42 m² · C1 · match 94
€250,000
165 The Maltings, Watling St, Dublin 8450 m · 2026-02 · 1 bed · 40 m² · C2 · match 90
€262,000
19 Portland Lock, Dorset St, Dublin 1580 m · 2026-05 · 1 bed · C3 · match 88
€309,000
🔒 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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