BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Apartment · 2 bedActive listing
Apartment 173, Bracken Hill, Sandyford, Dublin 18
D18 X9FC · Dublin
Apartment · 2 bed · 78.75 m² · BER B3
Asking price
€390,000
BuyerIQ value i
€411,000
Confidence Mediumi — 10 comparable sales support this estimate
⚡ PRICED 5.1% UNDER OUR ESTIMATE
The asking price appears slightly below market value. 10 comparable sales within 1.6km over the last 4 months show a median of EUR 398,128 for similar 2-bed apartments. Our fair value estimate is EUR 410,698, suggesting moderate upside. Listed only 7 days ago — this market segment is moving fast, expect competition.
18 days
On market
78.75 m²
Floor area
BER B3
Energy rating
2 bed
Bedrooms
This is a preview — 3 of 20 sections are open17%
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THE QUESTION
Priced ~5% below our €411k estimate; 2 red flags, 3 warnings before you bid.
Here's my read before you bid. At €390,000 this is priced roughly 5% below our estimate — interesting, in a good way. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. There are 2 red flags here I wouldn't ignore — the full report names them and what to do.
01One fails a health screen — and names the test to order — graded a red flag.
02One is a structural risk pattern for this era and area — graded a red flag.
03An amenity factor your solicitor won’t check — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €390,000
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
Fresh listing — seller anchored high
Listing-age and cut history shift who holds leverage in the negotiation.
Recommended action
Time your bid to the listing's lifecycle; we alert you the day the price moves.
2 RED FLAGS AND 3 WARNINGS TO UNLOCK
Get the full story before you bid.
One fails a health screen — and names the test to order
One is a structural risk pattern for this era and area
An amenity factor your solicitor won’t check
A comfort issue you’d only notice after moving in
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
52 Bracken Hill, Sandyford, Dublin 18120 m · 2026-03 · 2 bed · 68 m² · D1 · match 94
€375,000
306 The Hazel, Grange Hall, Rathfarnham1.0 km · 2026-02 · 2 bed · 65 m² · C1 · match 88
€458,000
47 Bracken Hill, Sandyford, Dublin 18120 m · 2026-03 · 3 bed · 88 m² · D1 · match 77
€315,000
🔒 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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