52 Kirkpatrick House, Spencer Dock, Dublin 1, D01 XE65
206 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 2 Bed · 2 Bath · 70m² · Apartment
Market Position
Priced Within Local Sold Range
At €485,000, this home is priced within the typical range of 206 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
206 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 €485,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 206 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
206 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 0.5% 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
206
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±16%
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 · 206 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Riverstown House, Spencer Dock, Dublin 1, Dublin | 2025-05-23 | 72m² | |
| 14 Thomas Town House, Spencerdock, Dublin 1, Dublin 1, Dublin | 2024-12-03 | 60m² |
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 Advantage: With a B3 BER rating, this apartment likely benefits from lower annual energy costs compared to older or lower-rated properties, potentially saving €600-€1,000 annually versus a D-rated property of similar size.
Size Efficiency: At 70m² with two bedrooms and two bathrooms, the layout offers good space efficiency, aligning well with the typical configuration for modern apartments in prime urban locations.
Value Optimization Potential: Investing in minor upgrades to reach a B2 or B1 BER rating (estimated cost €4,000-€8,000) could further enhance its energy efficiency and appeal, potentially increasing its market value by €8,000-€15,000.
Hypothesis: The B3 BER rating suggests a competent level of energy efficiency for a property of this age and type, but the market's increasing emphasis on sustainability may soon reward further marginal improvements, making a targeted upgrade to a B2 rating a cost-effective strategy to capture a slightly higher price segment in the mid-term.
Amenities
Transport Hub Access: This property is exceptionally well-connected, located near the Luas Red Line at the Spencer Dock stop (under 500m) and major bus routes including the 15, 27, 41, and 70 from nearby O'Connell Street, facilitating easy commutes across the city.
Urban Lifestyle Core: Residents have immediate access to a wealth of amenities including the Bord Gáis Energy Theatre, EPIC The Irish Emigration Museum, numerous cafes and restaurants along the Liffey boardwalk, and a short walk to the IFSC's business and dining district.
Walkable City Living: The property boasts excellent walkability, with the heart of Dublin's northside, including Henry Street for shopping and public transport hubs, less than 1km away, and Dublin Castle and Trinity College within a 20-minute walk.
Hypothesis: The prime Spencer Dock location places this apartment at the nexus of Dublin's regeneration efforts, with ongoing infrastructure developments and planned commercial expansions in the Docklands likely to further enhance connectivity and amenity offerings, driving sustained rental demand and capital appreciation for properties within this micro-location.
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.