70 Smithfield Village, Bow Street, Smithfield, Dublin 7, D07 R240
165 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 2 Bed · 1 Bath · 67m² · Apartment
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 165 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.
165 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 €425,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 165 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
165 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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 0.8% 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
165
Transactions Analysed
Within 1.5km
11 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 · 165 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 37 Smithfield Village, Dublin 7, Dublin 7, Dublin | 2025-11-20 | 57m² | |
| Apt 23, Smithfield Village, Smithfield Dublin 7, Dublin 7, Dublin | 2025-02-28 | 82m² |
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 Upgrade Opportunity: Upgrading from the C2 BER rating to a B2 could cost an estimated €7,000-€10,000, potentially increasing the property's value by €12,000-€18,000 and enhancing marketability.
Energy Cost Savings: A C2 BER rating suggests annual energy costs of approximately €1,200-€1,600, which are around €200-€600 lower than typical D-rated properties of similar size.
Space Efficiency Analysis: At 67m² with 2 bedrooms and 1 bathroom, the property offers a functional layout, aligning with market demand for compact urban living, but the single bathroom could be a limitation for some buyers.
Hypothesis: Investing an additional €4,000-€6,000 to improve insulation and heating controls could elevate the BER to a B3, unlocking an estimated €8,000-€10,000 value increase and making the property significantly more attractive in a market increasingly focused on energy efficiency.
Amenities
Transport Hub Access: The property is within walking distance of the Luas Red Line at Smithfield stop (approx. 300m), with Dublin Bus routes 25, 66, and 67 also serving the immediate area, offering excellent connectivity.
Urban Lifestyle Hub: Residents have easy access to Smithfield's vibrant scene including the Lighthouse Cinema, numerous cafes like Oxmantown and cafes, and restaurants, alongside the organic butcher and Fresh Supermarket within 500m.
Educational and Healthcare Proximity: St. Mary's Primary School (400m) and Belvedere College (1.2km) are nearby, with the Mater Hospital (1.8km) and Temple Street Children's University Hospital (2km) easily accessible.
Hypothesis: The significant investment in the regeneration of the Smithfield area, including the recent opening of the new pedestrian bridge connecting to the city centre, will continue to drive demand and potentially increase property values by 7-10% over the next three years due to enhanced walkability and cultural amenities.
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.