96 Kirkpatrick House, Spencer Dock, Dublin 1
201 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 2 Bed · 2 Bath · 70m² · Apartment
Market Position
Priced Within Local Sold Range
At €475,000, this home is priced within the typical range of 201 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.
201 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 201 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
201 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with 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.
Instant access · No subscription · Refund if not useful
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
201
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±19%
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 · 201 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Kirkpatrick House, Spencer Dock, I F S C Dublin 1, Dublin 1, Dublin | 2025-01-08 | 48m² | |
| 17 Kirkpatrick House, Spencer Dock, North Wall Quay, Dublin 1, Dublin | 2025-02-17 | 64m² |
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 Advantage: With a B2 BER rating, this apartment is positioned well above the 1km average where BER ratings are unknown, offering potential energy cost savings.
Cost-Effective Upgrade Potential: While this property has a B2 rating, upgrading to an A-rated property could potentially increase its value by an estimated €15,000-€20,000 for an investment of €8,000-€12,000, representing a significant return.
Space Efficiency: At 70m², this 2-bedroom apartment offers a comfortable living space, aligning with the median of 2 bedrooms within a 1km radius, and is slightly smaller than the 180-day average property size of 82.39m².
Hypothesis: The B2 BER rating, while good, presents an opportunity for value enhancement; investing in further energy efficiency upgrades could position this property to command a premium of €1,000-€1,400 annually in energy savings compared to lower-rated properties, further strengthening its appeal.
Amenities
Transport Hub Proximity: This property is exceptionally well-connected, situated near the Luas Red Line at Spencer Dock stop (200m), with Dublin Bus routes 15, 27, and 40 providing excellent city coverage.
Educational & Healthcare Access: It benefits from proximity to Trinity College Dublin (1.5km), TU Dublin Grangegorman (1.2km), and the Mater Hospital (1.8km), offering convenience for students and healthcare professionals.
Vibrant Local Lifestyle: The area is surrounded by numerous cafes and restaurants, including The Pig's Ear and La Serre, with the GPO and shopping districts within a 10-minute walk.
Hypothesis: The ongoing regeneration and infrastructure improvements in the docklands, including future public transport enhancements, will continue to drive property values in Spencer Dock by increasing its desirability as a residential and commercial hub.
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.