Apartment 30, Riverstown House, IFSC, Co. Dublin, D01 YC44
208 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 2 Bed · 1 Bath · 60m² · Apartment
Market Position
Priced Above Local Sales
At €450,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
208 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 208 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
208 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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 decreased 0.2% 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
208
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 · 208 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Packenham House, Spencer Dock, Dublin 1, Dublin | 2025-02-28 | 89m² | |
| 13 Pakenham House, Spencer Dock, Wall Quay North Dublin 1, Dublin 1, Dublin | 2025-05-21 | 85m² |
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
Energy Efficiency Advantage: A B3 BER rating indicates moderate energy efficiency, suggesting annual energy costs around €1,300-€1,700, which is €500-€900 lower than a D-rated property of similar size in the area.
Compact Living: At 60m², the apartment offers efficient living space, well-suited for its urban location, but is 10% smaller than the median apartment size within the 1km radius.
Value Optimization: Upgrading from a B3 to a B1 BER rating could cost approximately €4,000-€6,000 and potentially increase property value by €8,000-€12,000, representing a solid return on investment.
Hypothesis: The prevalence of B-rated BERs within the IFSC, as indicated by the B3 rating, suggests that while efficient, properties here may not fully capture the premium associated with A-rated homes, creating an opportunity for value uplift through targeted energy upgrades.
Amenities
Exceptional Connectivity: The property is within walking distance of multiple Luas Red Line stops (e.g., Mayor Square - 500m) and serves key Dublin Bus routes including 15, 27, 42, and 53.
Prime Urban Lifestyle: Residents have immediate access to a wide array of amenities including restaurants like The Juice and The Porterhouse, cafes like Starbucks, and the Bord Gáis Energy Theatre.
Centralized Services: Key healthcare facilities such as the Mater Private Hospital are less than 2km away, and numerous pharmacies are within a 500m radius, ensuring convenient access to essential services.
Hypothesis: The IFSC's continued development as a central business district, with ongoing infrastructure improvements and a growing residential population, will further enhance its walkability and desirability, potentially driving a 7-10% price appreciation in properties with direct Luas access over the next two years.
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.