5, Oxmanstown Lofts, Smithfield, Dublin 7, D07 AH73
128 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 2 Bed · 2 Bath · 83m² · Apartment
Market Position
At the Upper End of Local Sales
At €550,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
128 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 128 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €550,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
128 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.
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% 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.
Financial Exposure · 10% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€550,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
128
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±15%
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 · 128 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 92c, Smithfield, Dublin 7, Dublin 7, Dublin | 2024-11-01 | 124m² | |
| Apartment 17, Block C, Smithfield Market, Dublin 7, Dublin | 2025-07-21 | 77m² |
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
Exceptional Energy Efficiency: The A2 BER rating means this apartment is in the top tier for energy performance, translating to estimated annual energy costs of €800-€1,200, significantly lower than the €1,800-€2,200 for D-rated properties of similar size in the area.
Details
- Optimised Space: With 83m², this 2-bedroom, 2-bathroom apartment offers an efficient layout, aligning well with the average property size of 52m² within 1km, providing ample living space relative to typical local offerings.
- Value Enhancement Potential: While already high-quality, an investment in minor aesthetic upgrades or smart home technology, costing an estimated €5,000-€10,000, could further enhance its market appeal and potentially add €10,000-€15,000 in value, especially given the strong local demand for quality.
- Hypothesis: The A2 BER rating, combined with the modern apartment style, positions this property to benefit from future tightening of energy efficiency regulations and a growing buyer preference for sustainable and cost-effective living, potentially commanding a premium over properties with lower BER ratings in the long term.
Amenities
Excellent Transport Hub: The property is within walking distance (300m) of the Luas Red Line at Smithfield stop, complemented by Dublin Bus routes 25, 66, and 67 serving the immediate vicinity, offering swift access across the city.
Details
- Rich Lifestyle Amenities: Residents have immediate access to a vibrant selection of cafes like Slice, restaurants such as The Virgin Mary, and cultural venues including the Lighthouse Cinema, all within a 500m radius.
- Strong Walkability and Local Services: The area boasts high walkability with the River Liffey boardwalk for recreation and is home to essential services like the Smithfield Medical Centre and various pharmacies, all easily accessible on foot.
- Hypothesis: The concentration of high-frequency transport links (Luas, multiple bus routes) and the density of lifestyle amenities in Smithfield are significant value drivers for this location, suggesting that properties here will continue to attract tenants and buyers seeking urban convenience, likely outpacing areas with less developed infrastructure.
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.