Apartment 245 Neptune House, Bellevue, Islandbridge, Dublin 8, D08 RR79
26 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 3 Bed · 2 Bath · 120m² · 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 26 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
26 closed sales nearby · 8mo 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 €35,343 — 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.
€35,343
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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
26 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 26 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 8.4% 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
26
Transactions Analysed
Within 1.5km
8 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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 71 Bridge Water Quay, Islandbridge, Dublin 8, Dublin 8, Dublin | 2025-12-09 | 90m² | |
| 71 Phoenix, Riverpark Apts, Conyngham Rd, Dublin 8, Dublin | 2025-07-07 | 90m² |
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 C2 Upgrade Potential: Upgrading this C2 BER rating apartment could cost approximately €6,000-€10,000 to reach a B2 rating, potentially increasing its market value by €10,000-€15,000, while also reducing annual energy costs by an estimated €500-€800 compared to its current rating.
Generous Apartment Size: At 120m², this 3-bedroom apartment offers substantial living space, which is likely to be valued highly in the Dublin market, especially compared to the typical smaller apartment sizes prevalent in many urban developments.
Value Optimization Opportunity: Considering the €623,993 estimated value and a C2 BER, investing in energy efficiency upgrades could enhance market appeal and potential resale value, particularly if nearby comparable sales feature higher BER ratings.
Hypothesis: Given the C2 BER rating, if the property's internal finishes and fixtures are only average for its size, a significant €50,000-€80,000 investment in modernisation and a BER upgrade to B2 could yield a total value uplift of €60,000-€95,000, making it highly competitive against newer builds.
Amenities
Excellent Transport Access: Residents benefit from direct access to Dublin Bus routes 25, 66, and 67, and proximity to the Luas Red Line at the Smithfield stop (approximately 600m), facilitating easy commutes across the city.
Urban Lifestyle Hub: The area boasts key amenities including St. James's Hospital (approx. 1km), a major healthcare facility, and the National Museum of Ireland – Decorative Arts & History (approx. 500m), contributing to a rich cultural and convenient living environment.
Green Space and Walkability: Islandbridge offers excellent walkability, with direct access to the expansive Phoenix Park (approx. 300m) for recreation, and the Royal Canal Towpath providing scenic walking and cycling routes right on the doorstep.
Hypothesis: The strong walkability score, highlighted by the proximity to Phoenix Park and the Royal Canal, combined with direct access to the Luas Red Line, suggests that properties in Islandbridge are likely to command a consistent premium of 5-10% over comparable apartments in areas with less direct access to major green spaces and public transport.
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.