Apartment 120, Block C, Castleforbes Square, IFSC, Dublin 1, D01 XE00
206 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 2 Bed · 2 Bath · 76m² · Apartment
Market Position
Below Typical Sale Prices
At €475,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
206 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 206 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
206 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 1% 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
206
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±16%
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 · 206 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 148 0 Castleforbes Sq, Dublin 1, Dublin, Dublin 1, Dublin | 2025-01-15 | 56m² | |
| 158 Castleforbes Sq, Castleforbes Rd, Dublin 1, Dublin 1, Dublin | 2025-09-19 | 70m² |
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 C3 Impact: A C3 BER rating suggests moderate energy efficiency. Upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000, offering a good return on investment.
Space Efficiency: At 76m², this 2-bedroom, 2-bathroom apartment offers a good balance of living space and bedrooms, with a price per square meter of €6,256 that aligns with local benchmarks.
Value Optimization: While the BER is C3, focusing on minor energy upgrades could yield significant returns given the location's strong sales performance and the potential for a higher BER to attract a wider buyer pool.
Hypothesis: The C3 BER rating is a potential area for value enhancement; a strategic investment in insulation and heating system upgrades to achieve a B1 rating could unlock an additional €20,000-€25,000 in market value, making it more competitive with higher-rated properties in the area.
Amenities
Exceptional Transport Links: This apartment is ideally situated for connectivity, with Luas Red Line access at the Mayor Square – NCI stop (approx. 500m) and multiple Dublin Bus routes including 15, 25a, and 27 serving the immediate vicinity.
Prime IFSC Location: Residents benefit from immediate access to major employers, the Convention Centre Dublin, and a wide array of restaurants and cafes such as The Woollen Mills and Chapter One by Mickael Viljanen, enhancing lifestyle appeal.
Convenient Daily Access: A short walk (approx. 700m) to the Ilac Shopping Centre provides convenient retail options, while the proximity to the Mater Private Hospital (approx. 1.5km) ensures excellent healthcare access.
Hypothesis: The IFSC's ongoing development and its status as a financial hub will continue to drive demand for rental properties, especially for 2-bedroom, 2-bathroom apartments like this one, potentially leading to increased capital values as more businesses expand in the area.
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.