15 Saunders House, Spencer Dock, Dublin 1, D01 RX83
198 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 2 Bed · 2 Bath · 74m² · Apartment
Market Position
Priced Within Local Sold Range
At €525,000, this home is priced within the typical range of 198 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
198 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 €525,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 198 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
198 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 median of comparable sales. 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.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 3.1% 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.
Statistical Confidence · High
198
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±19%
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 · 198 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Kirkpatrick House, Spencer Dock, I F S C Dublin 1, Dublin 1, Dublin | 2025-01-08 | 48m² | |
| 17 Kirkpatrick House, Spencer Dock, North Wall Quay, Dublin 1, Dublin | 2025-02-17 | 64m² |
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 Pending: The property has a BER Rating of BER_PENDING, meaning its energy efficiency is currently unevaluated, presenting an unknown factor for potential energy costs and future market appeal.
Size Advantage: At 74.0m², this 2-bedroom, 2-bathroom apartment offers a good spatial configuration relative to its unit type, potentially appealing to couples or small families.
Value Optimization: Given the BER is pending, investing in an energy audit and potential upgrades could unlock value; for example, improving from a hypothetical 'D' rating (estimated €1,800-€2,200 annual energy costs) to a 'B' rating (estimated €800-€1,200 annual energy costs) could cost €8,000-€12,000 and boost resale value by €15,000-€20,000.
Hypothesis: The pending BER rating is a critical unknown; however, in a prime Dublin 1 location like Spencer Dock, even a moderate BER could command a significant premium, with a 'B' or 'A' rating potentially adding €25,000-€40,000 to its market value compared to a lower-rated equivalent, due to ongoing demand for energy-efficient city living.
Amenities
Transport Hub: The property is exceptionally well-connected, with the Luas Red Line at George's Dock stop (under 200m) and numerous Dublin Bus routes including 15, 27, 40, 49, 54A, 77A, 150, 151, and 245 all within immediate walking distance.
Urban Lifestyle: Residents have immediate access to a vast array of amenities, including national institutions like the National Gallery of Ireland (1km), shopping at the Ilac Centre (1.2km), and a wide selection of restaurants and cafes in the IFSC and Docklands areas.
Walkability & Services: Spencer Dock boasts excellent walkability; it's a short walk to Connolly Station (800m) for national rail services and offers proximity to the Mater Hospital (1.5km) and numerous pharmacies and clinics in Dublin 1.
Hypothesis: The exceptional walkability and direct access to multiple transport modes (Luas, DART at Connolly, Bus) in Spencer Dock create a significant 'location premium' of at least 15-20% compared to similar-sized apartments in Dublin 1 without such immediate connectivity, directly impacting rental yields and capital appreciation potential.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.