41 Hill Of Down House, Spencer Dock, Dublin 1, IFSC, Dublin 1
189 homes sold nearby. See what they went for — and what to bid on this one.
€545,000 · 2 Bed · 2 Bath · 81m² · Apartment
Market Position
Priced Within Local Sold Range
At €545,000, this home is priced within the typical range of 189 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
189 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 €545,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €27,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €545,000, 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.
€27,250
That's what overbidding by just 5% on a €545,000 home costs you — before interest.
A €19 check before a €545,000 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
From €19 for your strategy on a €545,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 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 2.5% 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
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 · 189 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt.34 - Kirkpatrick House, Spencer Dock, Dublin 1, Dublin 1, Dublin | 2025-09-26 | 74m² | |
| 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 B2 Advantage: With a B2 BER rating, this property is in the upper quartile of energy efficiency compared to the 100% BER unknown rate in the local market, offering potential annual energy savings of €1,000-€1,400 over a D-rated property of similar size.
Details
- Efficient Configuration: The 81m² apartment features 2 bedrooms and 2 bathrooms, aligning with the median configuration (2 beds, 1 bath) in the 1km radius market but offering an extra bathroom for added convenience.
- Value Optimization Opportunity: While the BER rating is good, achieving an A rating (e.g., A2) could cost €8,000-€12,000 in upgrades but could potentially increase property value by €15,000-€20,000, offering a strong return on investment.
- Hypothesis: The prevalence of 'BER unknown' properties (100% within 1km and 3km) suggests that properties with clear and good BER ratings like B2 possess a significant market advantage. Future market trends may increasingly favour documented energy efficiency, making properties with A-rated BERs command a substantial premium of 10-15% over similar B-rated units.
Amenities
Exceptional Transport Hub: Located in Spencer Dock, residents have immediate access to the Luas Red Line at the Spencer Dock stop (200m) and numerous Dublin Bus routes including 15, 27, 41, 44, and 77A, with Connolly Station (DART and Commuter Rail) also within a 5-minute walk.
Details
- Prime City Centre Amenities: The IFSC area boasts proximity to major employers, the Convention Centre Dublin, Bord Gáis Energy Theatre, and numerous cafes and restaurants such as EXEC/8, Chloe's, and The Greenhouse within a 500m radius.
- Walkability to Essentials: Residents are within a 10-minute walk of major supermarkets like Dunnes Stores and Tesco, as well as healthcare facilities including the Mater Private Hospital and Rotunda Hospital, enhancing daily convenience.
- Hypothesis: The integration of the Luas Red Line directly at Spencer Dock, combined with the proximity to Connolly Station, positions this area as a future key node for public transport connectivity. Further development of pedestrian and cycling infrastructure planned for the Docklands area will likely increase walkability scores and property values, making properties here more attractive for car-free urban living.
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.