Apartment 1, Seamount House, Sandymount, Dublin 4, D04 N732
55 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 2 Bed · 2 Bath · 83m² · Apartment
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 55 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
55 closed sales nearby · 10mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
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A 5% overshoot on a home at the local median costs €36,854 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€36,854
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 55 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
55 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
No asking price is listed. The chart shows the verified closed sales distribution for 55 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
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Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 18.5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
55
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
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 · 55 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 77 Seabury, Sydney Parade, Dublin 4, Dublin 4, Dublin | 2025-08-29 | 50m² | |
| Apt 7, 115 Strand Rd, Sandymount, Dublin 4, Dublin | 2025-11-10 | 60m² |
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
Upgrade Investment Opportunity: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing property value by €15,000-€20,000, representing a strong return on investment.
Size Efficiency: At 83.0m² with 2 bedrooms and 2 bathrooms, the apartment offers a good space ratio for its type, providing a comfortable living area for its size.
Value Optimization: While the BER is D2, suggesting potential for energy efficiency improvements, the property's 83m² size with 2 bathrooms positions it well within the 2-bedroom apartment market, offering good utility for its footprint.
Hypothesis: Investing in a BER upgrade from D2 to at least a C rating, which typically costs €4,000-€8,000 for apartments, could yield a 1.5x to 2x return in enhanced market appeal and potential resale value, particularly given the D4 postcode's aspirational nature.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 4, 7, and 47, with Lansdowne Road DART station approximately 0.8km away.
Lifestyle Hub: Close proximity to Sandymount Village offers a range of cafes like Butler's Coffee and restaurants such as Heron & Grey, alongside the amenities of Merrion Square Park just 1.5km distant.
Walkable Services: Sandymount Strand is within a 1km walk, offering recreational space, and a number of local pharmacies and convenience stores are accessible within a 500m radius.
Hypothesis: The proximity to Sandymount Village and coastal amenities, combined with direct DART access to the city centre, positions this property to benefit from continued urban regeneration efforts and a growing demand for lifestyle-oriented urban living.
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.