BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Apartment · 1 bedActive listing
Apt, 4d Avalon, Burrow Road, Sutton, Dublin 13
D13 RP83 · Dublin
Apartment · 1 bed · 46 m² · BER E2
Asking price
€395,000
BuyerIQ value i
€333,000
Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 18.6% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 2.9km show a median of EUR 342,771 for similar 1-bed apartments, while the asking price is EUR 395,000 (15.7% above our fair value estimate of EUR 333,147). We recommend caution and strong negotiation. Listed only 2 days ago — this market segment is moving fast, expect competition.
18 days
On market
46 m²
Floor area
BER E2
Energy rating
1 bed
Bedrooms
This is a preview — 3 of 20 sections are open16%
Unlock the full report for the 3 red flags, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~19% above our €333k estimate; 3 red flags, 3 warnings before you bid.
Here's my honest read before you bid. The asking of €395,000 is about 19% 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.
02One is a structural risk pattern for this era and area — graded a red flag.
03A running-cost burden the asking price ignores — graded a red flag.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €395,000
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 8 findings on this property.
FREE PREVIEW: 1 OF 8 FINDINGS
ⓘ WATCH
Active construction nearby
35 Howth Road, Sutton, Dublin 13, D13 H2T9 — permission granted, build in progress, 250 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.
3 RED FLAGS AND 3 WARNINGS TO UNLOCK
Get the full story before you bid.
One likely affects your buildings-insurance quote
One is a structural risk pattern for this era and area
A running-cost burden the asking price ignores
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
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
Apt 2c, Avalon, Burrow Road30 m · 2026-03 · match 62
€440,000
34 St Domhnachs Well, Baldoyle Rd, Sutton Dublin 131.7 km · 2026-02 · 2 bed · A2 · match 58
€382,500
19 Bayside Boulevard North, Sutton, Dublin 132.8 km · 2026-03 · 3 bed · 83 m² · F · match 56
€450,000
🔒 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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