Apartment 20, The Lighthouse, North Strand, Dublin 3, D03 K519
160 homes sold nearby. See what they went for — and what to bid on this one.
€399,950 · 2 Bed · 2 Bath · 65m² · Apartment
Market Position
Priced Within Local Sold Range
At €399,950, this home is priced within the typical range of 160 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
160 closed sales nearby · 12mo 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 €399,950, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €399,950, 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.
€19,998
That's what overbidding by just 5% on a €399,950 home costs you — before interest.
A €19 check before a €399,950 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 160 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
160 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the median of comparable sales. 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 decreased 2.1% 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
160
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±19%
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 · 160 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 58 The Lighthouse, Church Rd, East Wall Dublin 3, Dublin 3, Dublin | 2025-07-14 | 52m² | |
| 48 Lighthouse, Church Rd, East Wall Dublin 3, Dublin 3, Dublin | 2025-08-26 | 78m² |
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 Efficiency: The C1 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while reducing annual energy costs by approximately €400-€600 compared to the current rating.
Space Optimization: With 65.0m², this 2-bedroom, 2-bathroom apartment offers a comfortable living space, aligning well with typical apartment sizes for its type in urban Dublin.
Value Enhancement: Given the C1 BER, strategic energy efficiency upgrades could unlock further value and appeal, especially considering the average BER ratings for properties in the 1km radius suggest a mix of older and more modern builds.
Hypothesis: The C1 BER rating, while average, represents an opportunity for value enhancement; by investing in targeted insulation and heating upgrades to reach a B2 or B1 rating, the property could command a premium of €20,000-€30,000 over its current valuation, especially if similar renovated properties in the area show strong sales performance.
Amenities
Transport Hub: This apartment is well-connected, with Dublin Bus routes 1, 7, 40, 40a, 40b, 40d, 70, 76, and 76a serving the North Strand area, providing easy access to the city center and surrounding suburbs.
Urban Conveniences: The property is situated close to local amenities including Tesco Superstore (0.8km), North Strand Medical Centre (0.5km), and Fairview Park (1.2km), offering convenience for daily living.
Pedestrian Friendly: North Strand boasts good walkability, with pedestrian-friendly routes to local shops, cafes like 'The Graze,' and public transport nodes, facilitating a car-optional lifestyle.
Hypothesis: The proximity of North Strand to the upcoming Metro North development, while not directly serving the immediate area, suggests a future uplift in connectivity and potential property value appreciation for the wider North Dublin 3 region as the city's transport infrastructure expands.
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.