122 Scarriff House, Custom House Square, IFSC, Dublin 1, D01 VX94
169 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 2 Bed · 1 Bath · 50m² · Apartment
Market Position
Priced Above Local Sales
At €385,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
169 closed sales nearby · 11mo 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €385,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €385,000, 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.
€19,250
That's what overbidding by just 5% on a €385,000 home costs you — before interest.
A €19 check before a €385,000 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 169 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €385,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
169 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. Median anchored to size-similar transactions.
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 — size-adjusted.
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 1.2% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
169
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±17%
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 · 169 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 116 Scarriff House, Custom House Sq, Mayor St, Dublin 3, Dublin | 2024-12-19 | 46m² | |
| Apt 99, Rathlin House, Custom House Sq, Dublin 1, Dublin | 2025-07-16 | 56m² |
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
Efficient Energy Rating: With a B3 BER rating, this property offers good energy efficiency, estimated to result in annual energy costs of €800-€1,200, significantly lower than the €1,800-€2,200 for a D-rated property of similar size, saving €600-€1,400 annually.
Details
- Compact Urban Living: At 50m², this 2-bedroom apartment is notably more compact than the average property size of 84m² sold within a 1km radius over the past 180 days, offering a more accessible entry point into the market.
- Optimal Configuration Match: The property's 2-bedroom, 1-bathroom layout aligns perfectly with the median bedroom and bathroom counts observed in sales within a 1km radius, indicating a highly desirable and common configuration for the area.
- Hypothesis: Given the area's high demand for apartments, the compact 50m² footprint, while smaller than average, is likely optimized for urban living, suggesting that a well-designed interior could justify its premium price per square meter by appealing to a specific segment of buyers prioritizing location over expansive space.
Amenities
Superb Transport Connectivity: The property boasts exceptional connectivity with the Luas Red Line at George's Dock (approx. 200m) and Spencer Dock (approx. 300m), along with Connolly DART and Rail Station (approx. 800m), providing extensive public transport options.
Details
- Vibrant Urban Lifestyle: Situated in the bustling IFSC, residents have immediate access to a diverse array of cafes and restaurants such as The Harbourmaster and Roly's Bistro IFSC, complemented by cultural venues like the National Convention Centre and Odeon Cinema Point Village.
- Immediate Essential Services: Key amenities are conveniently located, including the National College of Ireland (approx. 100m) for education and multiple local pharmacies within Custom House Square, ensuring daily needs are met within steps of the property.
- Hypothesis: The unique blend of a prime business district location and burgeoning residential appeal in IFSC, driven by excellent public transport infrastructure and dense amenities, suggests a future shift towards even higher demand for compact, efficient living spaces, potentially further pushing price per square meter premiums as Dublin's urban core densifies.
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.