19 Beresford House, Custom House Square, IFSC, Dublin 1, D01 YY97
192 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 1 Bath · 55m² · Apartment
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 192 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
192 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €395,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €39 check before a €395,000 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 192 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
€39 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
192 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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 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
192
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 · 192 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Beresford House, Custom House Sq, Mayor St Lower Dublin 1, Dublin 1, Dublin | 2025-05-12 | 40m² | |
| 20 Gandon House, Custom House Sq, Mayor St Lower Dublin 1, Dublin 1, Dublin | 2025-03-03 | 63m² |
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 suggests annual energy costs of approximately €1,200-€1,600 for this 55m² apartment, compared to €800-€1,200 for B-rated properties, representing potential annual savings of €400-€800 if upgraded.
Space Efficiency: At 55m² with two bedrooms, this apartment offers a functional layout, but compared to the median sale price of €420,000 within 1km, it might be priced slightly higher per square meter than larger units.
Value Optimization Potential: Upgrading the C3 BER to a B2 rating could cost an estimated €6,000-€9,000 and potentially increase the property's value by €9,000-€13,000, representing a sound investment for future resale.
Hypothesis: Given the prevalent C-rated BERs within the immediate IFSC area (a commonality for older apartment blocks), a targeted €8,000 investment in insulation and heating upgrades could elevate this property from a C3 to a B1 BER, potentially commanding a €10,000-€15,000 premium over comparable C-rated apartments.
Amenities
Transport Hub Proximity: This apartment is exceptionally well-connected, situated within a short walk of the Luas Red Line at Mayor Square – National College of Ireland stop, and served by multiple Dublin Bus routes including 15, 27, 41, 53, and 77a.
Urban Lifestyle Access: Residents have immediate access to a wealth of amenities, including grocery shopping at Dunnes Stores, a wide array of restaurants like Chloe's and Milano, and fitness options at FlyeFit Custom House Square.
Educational and Healthcare Proximity: The property is conveniently located near educational institutions such as the National College of Ireland and within reach of healthcare facilities like the Mater Private Hospital.
Hypothesis: The IFSC's ongoing infrastructure development, including planned enhancements to public transport nodes and green spaces like the Custom House Square area, suggests that the walkability and amenity access for this apartment will continue to improve, potentially boosting its appeal and value for young professionals and urban dwellers.
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.