BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Apartment · 2 bedActive listing
Apt 216 Kilmainham Square, Kilmainham, Dublin 8
D08 KN90 · Dublin
Apartment · 2 bed · 66 m² · BER B3
Asking price
€435,000
BuyerIQ value i
€385,000
Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 13.0% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 0.8km over the last 4 months show a median of EUR 375,563 for similar 2-bed apartments. Our fair value estimate is EUR 384,984, which is 11.5% below the asking price of EUR 435,000. There may be room to negotiate. Listed only 5 days ago — this market segment is moving fast, expect competition.
23 days
On market
66 m²
Floor area
BER B3
Energy rating
2 bed
Bedrooms
This is a preview — 3 of 20 sections are open16%
Unlock the full report for the 1 red flag, the bid ladder and all 10 comps.
One-time payment. No subscriptions.
THE QUESTION
Priced ~13% above our €385k estimate; 1 red flag, 5 warnings before you bid.
Here's my honest read before you bid. The asking of €435,000 is about 13% 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 €435,000
OPEN
€———
LIKELY
€———
WALK AWAY
€———
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 8 findings on this property.
FREE PREVIEW: 1 OF 8 FINDINGS
ⓘ WATCH
Active construction nearby
The Hilton Dublin , Kilmainham Hotel, South Circular Road, Kilmainham, Dublin 8, D08 XAK3 — permission granted, build in progress, 110 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 5 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
A comfort issue you’d only notice after moving in
A road-safety pattern on the local routes
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
513 Kilmainham Sq, Inchicore Rd, Kilmainham Dublin 870 m · 2026-03 · 3 bed · 99 m² · B1 · match 90
€510,000
Apt 76, Bellevue, Islandbridge Dublin 8480 m · 2026-04 · 1 bed · 34 m² · C3 · match 86
€368,000
8 Lorne Terrace, Brookfield St, Kilmainham Dublin 8620 m · 2026-04 · 2 bed · 76 m² · D2 · match 76
€565,000
🔒 Locked compunlocks with Buyer's Pass
€———
🔒 Locked compunlocks with Buyer's Pass
€———
🔒 Locked compunlocks with Buyer's Pass
€———
🔒 Locked compunlocks with Buyer's Pass
€———
🔒 Locked compunlocks with Buyer's Pass
€———
The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
We are not estate agents. We work for buyers only.
Official data
21+ Irish government and industry sources.
🇮🇪
Built in Ireland
Dublin-based team. Backed by NDRC.
Your data is safe
GDPR compliant. We never sell your data.
Built by buyers, for buyers.
"BuyerIQ was born out of the frustration of buying a home in Ireland — the information that matters is scattered across silos, and none of it is transparent at the moment you bid. We linked 775,000+ sales and 21 public datasets so buyers see the full picture first."
