Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 98.3% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 1.2km show a median of EUR 151,226 for similar 1-bed apartments, while the asking price is EUR 240,000 (49.6% above our fair value estimate of EUR 120,952). We recommend caution and strong negotiation.
4.37 m²
Floor area
BER C1
Energy rating
1 bed
Bedrooms
1 bath
Bathrooms
This is a preview — 3 of 20 sections are open19%
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THE QUESTION
Priced ~98% above our €121k estimate; 2 red flags, 1 warning before you bid.
Here's my honest read before you bid. The asking of €240,000 is about 98% 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 2 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.
01An amenity factor your solicitor won’t check — graded a red flag.
02A road-safety pattern on the local routes — graded a red flag.
03One fails a health screen — and names the test to order — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €240,000
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
⚑ RED FLAG
Poor water quality
Catchment water quality matters mostly for amenity — swimming, fishing, riverside walks — and can flag upstream discharges worth knowing about before they make the local paper.
Recommended action
Relevant mainly for amenity — check the EPA catchment plan if riverside living is part of the appeal.
1 RED FLAG AND 1 WARNING TO UNLOCK
Get the full story before you bid.
A road-safety pattern on the local routes
One fails a health screen — and names the test to order
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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 11 33 39 Dominick St, Bolton Sq, Dublin 1460 m · 2026-02 · 2 bed · B3 · match 81
€180,000
14 Bradogue Court, Annamoe Rd, Cabra970 m · 2026-02 · 1 bed · 45 m² · E1 · match 81
€229,000
Apt 65 The Chandler, Arran Quay Apartments, Arran Quay1.2 km · 2026-03 · 1 bed · 42 m² · C1 · match 80
€250,000
🔒 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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