Apartment 106 Neptune House, Bellevue, Islandbridge, Dublin 8, D08 N963
131 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 2 Bed · 1 Bath · 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 131 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
131 closed sales nearby · 9mo 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 €18,553 — 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.
€18,553
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 131 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
131 verified closed sales within 1.5km · 18 months.
No asking price is listed. The chart shows the verified closed sales distribution for 131 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.
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 4.8% 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
131
Transactions Analysed
Within 1.5km
9 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 · 131 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 143 Block F, Bellevue, Islandbridge Dublin 8, Dublin 8, Dublin | 2025-03-04 | 43m² | |
| 243 Neptune House, Bellevue Apts, Islandbridge, Dublin 8, Dublin | 2025-01-28 | 67.8m² |
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 the C2 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a solid return on investment.
Details
- Size Advantage: At 120 sqm, this apartment is substantially larger than the average property size of 74 sqm within a 1km radius, providing greater living space and potential for higher resale value.
- Value Optimization: The property offers a 120 sqm living space with 2 bedrooms and 1 bathroom, a configuration that, while spacious, may require reconsideration of the bathroom count to align with higher market expectations and potential value optimization.
- Hypothesis: Given the C2 BER rating and the single bathroom for a 120 sqm apartment, the current estimated value of €646,956 may be overinflated. A strategic addition of a second bathroom, coupled with BER improvements, could justify a higher valuation closer to €700,000, aligning with its size premium.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 25, 66, and 67, and is within walking distance of the Luas Red Line at the Smithfield stop (estimated 15-20 minute walk based on latitude/longitude).
Details
- Local Lifestyle Hub: Residents have easy access to the Phoenix Park (approx. 1km walk), a wide range of cafes and restaurants in nearby Kilmainham, and healthcare facilities including the National Maternity Hospital.
- Walkability and Access: The area boasts excellent walkability with pedestrian access to the Grand Canal towpath, providing scenic routes to the city centre and local parks like Irishtown Nature Reserve.
- Hypothesis: The Islandbridge location, while offering strong connectivity via bus and Luas, faces competition from areas with direct DART access. Future infrastructure developments that enhance direct rail connectivity could significantly boost property values in this specific micro-location.
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.