178 The Richmond, North Brunswick Street, Smithfield, Dublin 7, D07 N765
189 homes sold nearby. See what they went for — and what to bid on this one.
€340,000 · 2 Bed · 1 Bath · 49m² · Apartment
Market Position
Priced Within Local Sold Range
At €340,000, this home is priced within the typical range of 189 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
189 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €340,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €17,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €340,000, 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.
€17,000
That's what overbidding by just 5% on a €340,000 home costs you — before interest.
A €19 check before a €340,000 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 189 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
189 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.
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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 0.8% 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
189
Transactions Analysed
Within 1.5km
10 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 · 189 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 182 Richmond, Brunswick St, Dublin 7, Dublin 7, Dublin | 2025-06-20 | 55m² | |
| 30 Richmond Sq, Morning Star Ave, Dublin 7, Dublin 7, Dublin | 2024-12-16 | 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 Rating Impact: The C3 BER rating indicates moderate energy efficiency, meaning annual energy costs for this 49sqm apartment are likely to be €1,300-€1,700, compared to €800-€1,200 for a B-rated property of similar size.
Value Optimization: While the apartment is 49sqm, which is smaller than the 56sqm average within 1km, its 2-bedroom configuration is aligned with the median of 2 beds in the area, suggesting efficient use of space for its size.
BER Upgrade Potential: Upgrading the BER from C3 to B2 for this apartment could cost approximately €6,000-€9,000, potentially increasing its market value by €9,000-€14,000 and improving its appeal to energy-conscious buyers.
Hypothesis: Given that 100% of properties within a 1km radius have an unknown BER rating in the provided data, the listed C3 rating, while not top-tier, offers a tangible point of comparison and potential advantage over unseen competitors, suggesting a potential for value uplift through clearly demonstrable energy efficiency improvements.
Amenities
Transport Hub: Proximity to Smithfield Luas Red Line stop (approx. 400m) and multiple Dublin Bus routes including 121, 122, 25A, 69, and 79 ensures excellent connectivity across the city.
Urban Lifestyle Amenities: Residents have immediate access to numerous cafes, restaurants, and bars in Smithfield, plus the Light House Cinema and the Irish Museum of Modern Art (IMMA) within a 1km radius.
Convenient Services: The area is well-served by daily needs with Tesco and Fresh supermarket within a 500m walk, and the Mater Hospital is accessible within a 20-minute walk.
Hypothesis: The density of apartment listings (66.67% in the 1km radius over 30 days) and the lower average property size (37sqm) compared to longer-term metrics suggest a market catering to a younger demographic or those prioritizing city-centre living, making transport links and immediate urban amenities stronger value drivers than property size.
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.