96 Spencer House, Custom House Square, IFSC, Dublin 1, IFSC, Dublin 1, D01 K6W7
217 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 3 Bed · 2 Bath · 77m² · Apartment
Market Position
Priced Within Local Sold Range
At €525,000, this home is priced within the typical range of 217 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.
217 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 €525,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 217 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €525,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
217 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 increased 0.3% 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
217
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 · 217 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Gandon House, Custom House Sq, Mayor St Lower Dublin 1, Dublin 1, Dublin | 2025-03-03 | 63m² | |
| 15 Semple House, Custom House Sq, Dublin 1, Dublin 1, Dublin | 2025-05-12 | 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
Energy Efficiency Advantage: With a C2 BER rating, this 77m² apartment offers estimated annual energy costs of €1,200-€1,600, significantly lower than the €1,800-€2,200 typically associated with a D-rated property of similar size, resulting in annual savings of €200-€1,000 for a buyer.
Details
- Optimal Layout for Demand: At 77m² with 3 bedrooms and 2 bathrooms, this property is efficiently configured to offer more beds and baths than the 1km median of 2 beds and 1 bath, making it highly attractive to families or those seeking extra space despite being slightly smaller than the 1km average property size of 85m².
- BER for Value Retention: The C2 BER rating contributes positively to the property's long-term value, as properties with better energy ratings are increasingly sought after, providing an advantage in a market where 100% of nearby properties in the data have unknown BERs (implying this property's BER is known and good).
- Hypothesis: The property's C2 BER, combined with its 3-bedroom layout being more spacious than typical 2-bed units in the immediate 1km area, positions it as a desirable 'trade-up' option for current apartment dwellers, commanding a premium that outweighs its slightly smaller-than-average size within the local market.
Amenities
Exceptional Transport Connectivity: The property boasts excellent access to public transport, being within walking distance of Luas Red Line stops (e.g., George's Dock, Mayor Square - NCI, Spencer Dock) and Connolly Station (for DART and intercity rail services), alongside numerous Dublin Bus routes (e.g., 33, 41, 14, 15, 27) providing rapid access across the city.
Details
- Vibrant Lifestyle Hub: Situated in the IFSC, residents benefit from direct access to diverse lifestyle amenities including restaurants like The Harbourmaster and Milano, cafes such as Insomnia, cultural venues like EPIC The Irish Emigration Museum, and fitness facilities like Flyefit IFSC, all within a short stroll.
- Comprehensive Local Services: Essential services are readily available, including Fresh The Good Food Market and Spar for groceries, medical facilities such as local pharmacies and clinics, and educational institutions like the National College of Ireland (NCI) and St. Laurence O'Toole's GNS, enhancing daily convenience.
- Hypothesis: The unparalleled blend of connectivity, a thriving professional environment, and rich lifestyle amenities in the IFSC ensures sustained demand for well-maintained apartments like Spencer House, indicating that its proximity to key transport hubs and city services will continue to drive its long-term value regardless of short-term market fluctuations.
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.