175 Skellig House, Custom House Square, IFSC, Dublin 1, D01 T281
133 homes sold nearby. See what they went for — and what to bid on this one.
€330,000 · 1 Bed · 1 Bath · 41m² · Apartment
Market Position
Priced Above Local Sales
At €330,000, 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.
133 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 €330,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €16,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €330,000, 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.
These signals interact — full analysis in report.
€16,500
That's what overbidding by just 5% on a €330,000 home costs you — before interest.
A €19 check before a €330,000 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 133 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
133 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 2.4% 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
133
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 · 133 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 146, Shannon House, Custom House Sq Dublin 1, Dublin 1, Dublin | 2025-06-30 | 58m² | |
| Apt 158 Shannon House, Custom House Square, Ifsc, Dublin 1, Dublin | 2025-12-04 | 55m² |
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 C1 Efficiency: The C1 BER rating suggests moderate energy efficiency, with annual energy costs estimated to be €1,500-€1,900, compared to €800-€1,200 for A-rated properties of similar size.
Compact Living Space: At 41m², this one-bedroom apartment offers efficient use of space, but may be considered small compared to the median sale price of €427,500 within 1km, where larger properties might be available.
Value Optimization Potential: While the C1 BER is acceptable, strategic upgrades to a B2 rating would cost an estimated €8,000-€12,000 but could potentially increase property value by €15,000-€20,000, alongside annual energy savings of €700-€1,000.
Hypothesis: The prevalence of C1 BER ratings in this area, coupled with the high density of apartments (2,877 within 1km), indicates a market where significant value is placed on location and modern amenities over ultra-high energy efficiency, suggesting that retrofitting to A-ratings might not always yield a proportionate return on investment.
Amenities
Transport Hub Connectivity: Located at Custom House Square, the property is served by multiple Luas Red Line stops including Connolly and Mayor Square, and numerous Dublin Bus routes such as 15, 27, 41, and 747 Aircoach.
Prime Financial District Amenities: Within easy walking distance are major shopping areas like the Jervis Shopping Centre, numerous cafes, and restaurants like Hiro Bay and The Greenhouse, catering to a vibrant urban lifestyle.
Excellent Walkability: The property is situated in a highly walkable area, with key institutions like the Central Bank of Ireland and Trinity College Dublin within a 1km radius, alongside amenities like the Urban Health Clinic and numerous pharmacies.
Hypothesis: The IFSC's strong emphasis on corporate and financial services, evidenced by its high concentration of multinational companies and excellent transport links like the DART at Connolly Station (500m), suggests that properties here will continue to be in high demand from young professionals and expatriates, potentially driving rental yields higher than capital appreciation in the short to medium term.
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.