54 Hill Of Down, Spencer Dock, Dublin 1, D01 T277
175 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 2 Bed · 2 Bath · 89m² · Apartment
Market Position
Priced Within Local Sold Range
At €550,000, this home is priced within the typical range of 175 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.
175 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
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.
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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.
These signals interact — full analysis in report.
€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 175 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
175 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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 2.7% 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
175
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±18%
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 · 175 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 88 Hill Of Down House, Spencer Dock, Dublin 1, Dublin 1, Dublin | 2024-10-18 | 95m² | |
| Apt 26, Hill Of Down House, Spencer Dock, Dublin 1, Dublin | 2025-06-13 | 131m² |
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 Improvement Potential: With a BER rating of BER_PENDING, upgrading to a B2 rating could cost an estimated €10,000-€15,000 and potentially increase property value by €18,000-€25,000, representing a significant return on investment.
Details
- Generous Size for Type: At 89.0m², this apartment is 8.06% larger than the average property size of 82.4m² within a 1km radius over the past 180 days, offering more living space than typical comparables.
- Configuration Alignment: The property's configuration of 2 bedrooms and 2 bathrooms aligns with the median of 2 bedrooms and 1 bathroom within a 1km radius over the past 180 days, meeting common buyer requirements.
- Hypothesis: The lack of a determined BER rating for this property, coupled with its size and configuration, suggests an opportunity to add significant value by securing a high BER rating (A or B) that would not only align with emerging market preferences for energy efficiency but also position it favorably against the 100% unknown BER properties in the immediate vicinity.
Amenities
Prime Transport Hub: Located in Spencer Dock, the property offers excellent connectivity via the Luas Red Line at Spencer Dock stop (less than 100m) and multiple Dublin Bus routes including 15, 27, 40, and 41 serving the area, facilitating easy commutes.
Details
- Vibrant Urban Lifestyle: Residents have immediate access to a wealth of amenities including the Docklands' dining scene at Marker Hotel restaurants, retail options at Ilac Shopping Centre (1.5km), and recreational spaces like the Samuel Beckett Civic & Cultural Centre (500m).
- Proximity to Education and Healthcare: The property is within walking distance of educational institutions such as the National College of Ireland (600m) and close to healthcare facilities like the Mater Private Hospital (1.8km) and the Rotunda Hospital (1.2km).
- Hypothesis: The concentration of major transport links (Luas, DART via Connolly station nearby), a high density of professional employment hubs, and significant ongoing urban regeneration in the Docklands area will continue to drive premium demand for well-appointed apartments like this, potentially creating a hyperlocal 'premium enclave' within Dublin 1.
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.