Apartment 41, De Vesci House, Longford Place, Monkstown, Co. Dublin, A96 VK03
80 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 2 Bed · 2 Bath · 64m² · Apartment
Market Position
Below Typical Sale Prices
At €495,000, 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.
80 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 80 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
80 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.
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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 increased 10.6% 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
80
Transactions Analysed
Within 1.5km
11 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 · 80 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 16 De Vesci House, Longford Terrace, Monkstown, Dublin | 2024-11-21 | 64m² | |
| 34 De Vesci House, Longford Place, Monkstown, Dublin | 2025-05-07 | 64m² |
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 Advantage: With a C2 BER rating, this apartment is positioned better than the 100% of properties with unknown BER ratings within a 1km radius over the last 180 days, indicating a potential energy efficiency advantage.
Compact Efficiency: At 64m², this apartment is smaller than the average property size of 118m² sold within 1km over the last 180 days, suggesting a focus on space efficiency which can impact perceived value in this market.
Value Optimization: While a C2 BER is reasonable, upgrading to a B2 rating could cost approximately €5,000-€8,000 and potentially add €8,000-€12,000 in value, especially given the local market's high proportion of unknown BERs, presenting an investment opportunity.
Hypothesis: The C2 BER rating offers a tangible benefit over the prevalent 'unknown' ratings in the 1km radius, but strategically investing in a BER upgrade to B1 or A3 (estimated €7,000-€10,000 cost) could yield an additional 5-7% price premium, particularly if combined with cosmetic enhancements that align with the larger average property sizes seen locally.
Amenities
Transport Hub: Monkstown is served by multiple Dublin Bus routes including the 7 and 8, and is in close proximity to the DART stations at Salthill and Monkstown, offering excellent connectivity to Dublin city center.
Premier Location: Residents have access to a wealth of amenities, including boutique shops and cafes on Monkstown Crescent, nearby supermarkets like Tesco, and the highly regarded secondary school Blackrock College within a short commute.
Leafy Surroundings: The area boasts significant green spaces, with Seapoint Beach and numerous parks such as Newtown Park providing ample opportunities for recreation and a high quality of life, contributing to walkability and desirability.
Hypothesis: The combination of direct DART access to the city, a high density of quality educational institutions (including nearby Carysfort National School and Holy Child Killiney), and a strong local retail and dining scene in Monkstown village positions this property to benefit from continued demand from both young professionals and families seeking a premium coastal lifestyle with convenient urban access.
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.