7 Beresford House, Custom House Square, Mayor Street Lower, I.F.S.C, IFSC, Dublin 1, IFSC, Dublin 1
180 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.
180 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 €395,000, get your opening offer, best-and-final range, and walk-away ceiling.
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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 180 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
180 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 decreased 0.6% 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
180
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 · 180 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Semple House, Custom House Sq, Dublin 1, Dublin 1, Dublin | 2025-05-12 | 64m² | |
| Apt 3 Berry House, Custom House Square, Lower Mayor Street, Mayo | 2025-05-12 | 48m² |
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 Upgrade Opportunity: Improving the C2 BER rating could cost an estimated €4,000-€6,000 but potentially increase property value by €7,000-€10,000 and reduce annual energy costs by approximately €400-€600 compared to a D-rated property.
Compact Living Space: At 52 sqm, this 2-bedroom apartment is smaller than the average property size of 84 sqm within a 1km radius over the last 180 days, suggesting a focus on efficiency over expansive living areas.
Investment in Modernisation: While the BER is C2, the general market trend within 1km shows all properties with unknown BER ratings, implying this C2 rating is a competitive advantage and that older properties may lack necessary upgrades.
Hypothesis: Given that 100% of properties within a 1km radius have unknown BER ratings according to the data, achieving a B2 or A3 rating through strategic renovations could unlock a premium of 10-15% over similar units that remain with lower BERs, making the initial investment of €6,000-€10,000 highly lucrative.
Amenities
Exceptional Connectivity: The property benefits from immediate proximity to the Luas Red Line at Mayor Square – NCI stop (approx. 100m) and multiple Dublin Bus routes including 15, 27, 41, 47, 53, 55, 77A, 130, and 151 all within a short walking distance.
Premier Urban Lifestyle: Residents have easy access to prominent Dublin landmarks such as the National Convention Centre (200m), EPIC The Irish Emigration Museum (300m), and within a 1km radius are numerous cafes, restaurants, and shops in the IFSC and surrounding areas.
Urban Walkability: The property boasts excellent walkability, with key amenities like the Central Bank of Ireland (400m), Connolly Hospital (1.5km), and Trinity College Dublin (1.8km) all accessible within a reasonable walking distance.
Hypothesis: The high concentration of office spaces in the IFSC, coupled with the excellent transport links, suggests that the demand for 2-bedroom apartments in this area is primarily driven by young professionals and commuters, and that rental yields could significantly outperform owner-occupier return potential if focused on corporate lets.
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.