About BuyerEdge
We give Irish buyers the data their agents already have.
BuyerEdge applies statistical analysis to 15 years of verified closed-sale transactions from Ireland's Property Price Register — so buyers can negotiate with the same information precision as the professionals on the other side of the table.
The problem
8–14%
Typical asking-to-sale gap in Dublin — €25,000–€55,000 above the listed price on a €450k property.
€61,000
Total carrying cost (principal + interest) of a €40,000 overpayment over a 30-year mortgage.
Zero
Legal requirement for bid transparency in Ireland. Estate agents are not required to maintain or publish bid logs.
The Irish residential property market is structurally asymmetric. Sellers — and their agents — routinely possess materially better market intelligence than buyers: access to offer histories, viewing volumes, comparable transaction outcomes, and vendor timelines.
Conventional tools make this worse. Asking prices on Daft.ie and MyHome.ie are strategic anchors set by sellers, not market prices. Agent appraisals are supply-side estimates. Automated valuation models trained on listing data inherit the same upward bias.
Ireland has no bid register, no Home Report equivalent, and no publicly accessible comparable sales tool built for buyers. The Property Price Register exists — but it has a clunky government interface, no API, and no consumer portal integration.
BuyerEdge was built to close that gap.
What we do
A structured offer strategy derived entirely from closed-transaction data.
Transaction Band
We identify where comparable closed sales cluster using IQR analysis, radius-adjusted search (1.5–3km), and an 18–24 month time window. No asking prices. Only what buyers actually paid.
Offer Strategy
Every report outputs a structured entry price, a maximum exposure ceiling, and a walk-away trigger — calibrated to the transaction evidence, not to emotion or asking-price anchoring.
Statistical Confidence
Every report is scored High, Moderate, or Low based on the number of comparable transactions found and their recency. You always know how much weight to place on the output.
Our data
Built on Ireland's only verified closed-sale transaction database.
625,000+
Closed transactions since 2010
Weekly
Updates from the PSRA register
15+ years
Of Irish property market history
Zero
Asking prices used in any calculation
Who it's for
Built for buyers who cannot afford to overpay.
Dublin's median property now exceeds €500,000 — requiring a household income of €112,500 under the Central Bank's 4× LTI rule. The median Dublin household earns approximately €77,000. Most buyers are within 10–15% of their absolute borrowing ceiling. For these buyers, information quality is the only controllable lever.
First-time buyers
Entering competitive markets with no prior transaction experience and no comparable data reference point.
Relocating professionals
Evaluating unfamiliar Dublin submarkets — D4, D6, D14, Blackrock, Clontarf — without local pricing intuition.
Buyers at their mortgage ceiling
Operating with zero financial buffer for overpayment. One emotionally-driven bid can price them out permanently.
Buyers in sealed-bid processes
Facing best-and-final situations with no feedback mechanism. A statistically-derived ceiling is the only rational anchor.
Cash buyers optimising exposure
Speed advantage is real. Overpayment risk is also real. A ceiling derived from closed transactions protects both.
The data source
The Property Price Register is the only honest number in Irish property.
The PPR, administered by the Property Services Regulatory Authority under the Property Services (Regulation) Act 2011, records every residential transaction above €10,000 since January 2010. Unlike asking prices or agent estimates, PPR prices are stamp-duty-verified — the price at which a binding transaction actually completed.
BuyerEdge does not use asking prices, agent appraisals, or listing platform data at any stage of its analysis. Every number in a BuyerEdge report is derived entirely from PPR closed-sale records.
Read our full methodology