7 Beresford House, Custom House Square, I.F.S.C, IFSC, Dublin 1
178 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 1 Bath · 52m² · Apartment
Market Position
Priced Above Local Sales
At €395,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
178 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 €395,000, 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 €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 €19 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 178 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
178 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 remained stable 0% 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
€395,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
178
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 · 178 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 19 Block A, Mayor St, Custom House Sq, Dublin 7, Dublin | 2025-05-13 | 55m² | |
| 11 Semple House, Lower Mayor St, Dublin 1, Dublin 1, Dublin | 2025-10-09 | 44m² |
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 C2 Performance: The C2 BER rating suggests moderate energy efficiency, likely resulting in annual energy costs of €1,300-€1,700, which is €500-€900 more than an A-rated property of similar size.
Details
- Compact Living Space: At 52.0m², this two-bedroom apartment is smaller than the average property size of 81.7m² sold within 1km over 180 days, indicating a need for efficient space utilization.
- Optimization Opportunity: Given the 100% BER unknown percentage in the wider market data (within 1km, 3km, and 5km), a proactive approach to improving the BER could add significant value, potentially increasing its market appeal and energy cost savings.
- Hypothesis: While the C2 BER is acceptable, investing in minor upgrades like improved insulation or LED lighting could cost €2,000-€4,000 and potentially elevate its rating to B2, unlocking an estimated €800-€1,000 in annual energy cost savings and a 3-5% increase in resale value.
Amenities
Exceptional Transport Hub: The IFSC is directly served by the Luas Red Line at the Mayor Square - NCI stop (150m), offering direct access to Dublin City Centre and further afield, complemented by numerous Dublin Bus routes including 15, 25, 27, 41, and 47.
Details
- Prime Financial & Leisure District: Located in the heart of the IFSC, residents have immediate access to major financial institutions, alongside amenities like The CHQ Building for retail and dining, the Convention Centre Dublin, and numerous cafes and restaurants such as Nat Raja, Amber Restaurant, and The Harbour Bar.
- Walkable Urban Environment: The property offers excellent walkability, with the Samuel Beckett Bridge (200m) providing easy pedestrian access to the Southside, and within walking distance to Trinity College Dublin (1.2km), and the Mater Private Hospital (1.8km).
- Hypothesis: The concentration of financial services, upcoming residential developments, and ongoing infrastructure improvements in the IFSC will continue to drive strong rental demand and property value appreciation, particularly for well-connected, compact living spaces.
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.