11 Church Street East, IFSC, Dublin 1, D03 HY72
148 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 2 Bed · 2 Bath · Terrace
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Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 148 recent closed sales nearby. There's room to negotiate — seller leverage is 5.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
148 closed sales nearby · 10mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €495,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 148 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €495,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
148 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 3.8% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 10% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€495,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
148
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 148 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Church St East, East Wall, Dublin 3, Dublin 3, Dublin | 2025-01-28 | 105m² | |
| 9 Church Ave, East Wall Dublin 3, Dublin, Dublin 3, Dublin | 2025-04-23 | 87m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER C3 Energy Efficiency: With a C3 BER rating, this property offers moderate energy efficiency, but strategic upgrades to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase its value by €15,000-€20,000.
Details
- Generous Size: At 120m², this property is larger than the average property size of 85m² sold within a 1km radius over the last 180 days, offering better space utilization.
- Investment Opportunity in BER: While currently a C3, upgrading to a B-rated BER would likely reduce annual energy costs by €1,000-€1,400 compared to a D-rated property of similar size, making it a sound investment for long-term savings.
- Hypothesis: The consistent 100% BER unknown percentage across all radii suggests a lack of focus on energy performance documentation in the IFSC market, creating an opportunity for sellers who proactively obtain and market high BER ratings to achieve premium valuations.
Amenities
Exceptional Transport Hub: The property is within walking distance of the Luas Red Line at the Mayor Square - O'Connell Street stop, and numerous Dublin Bus routes including 15, 27, 40, 49, 54a, 77a, 123, and 150, offering unparalleled connectivity.
Details
- Urban Lifestyle Core: Residents are spoiled for choice with amenities including the Convention Centre Dublin, EPIC The Irish Emigration Museum, and numerous restaurants and cafes such as The Greenhouse and The Woollen Mills, all within a 1km radius.
- Prime Educational Access: Proximity to prominent educational institutions such as the National College of Ireland (NCI) and Trinity College Dublin (a short Luas ride away) enhances its appeal for students and academics.
- Hypothesis: The IFSC's ongoing infrastructure development, evidenced by the recent expansion of the Luas network and planned pedestrianization initiatives, will likely lead to a sustained increase in property values due to enhanced walkability and reduced reliance on private transport.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.