Apt 30 Belmont Hall, Gardiner Street Middle, Dublin 1
D01 N927 · Dublin
Apartment · 1 bed · 41 m² · BER D1
Asking price
€265,000
BuyerIQ value i
€246,000
Confidence Mediumi — 5 comparable sales support this estimate
△ PRICED 7.7% OVER OUR ESTIMATE
The asking price appears above market value. 5 comparable sales within 0.7km over the last 4 months show a median of EUR 256,596 for similar 1-bed apartments. Our fair value estimate is EUR 246,217, which is 7.1% below the asking price of EUR 265,000. There may be room to negotiate.
1 red flag and 3 warnings identified — see them before you bid
41 m²
Floor area
BER D1
Energy rating
1 bed
Bedrooms
1 bath
Bathrooms
This is a preview — 3 of 20 sections are open20%
Unlock the full report for the 2 red flags, the bid ladder and all 5 comps.
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THE QUESTION
Priced ~8% above our €246k estimate; 2 red flags, 3 warnings before you bid.
Here's my honest read before you bid. The asking of €265,000 is about 8% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 5 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 €265,000
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 5 comps and the 5 findings on this property.
FREE PREVIEW: 1 OF 5 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 3 WARNINGS 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
A running-cost burden the asking price ignores
A comfort issue you’d only notice after moving in
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
5 comparable sales · Property Price Register
Apt 10, Arranmore, Ifsc Dublin 1700 m · 2026-03 · 2 bed · 62 m² · D1 · match 87
€330,000
Apt 138, 109 Parnell St, Dublin 160 m · 2026-03 · 3 bed · 76 m² · D2 · match 70
€276,000
Apt 71, 109 Parnell St, Dublin 140 m · 2026-01 · match 60
€310,000
🔒 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.
Buses at 75 mOutside all flood zonesGigabit FTTH23 schools in 1.5 km54 parks in 1 km14 fresh comps = strong evidenceRenovated tier proves the upsideInfrastructure 100/100
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