Apartment 54, Clifden Court, Arbour Hill, Dublin 7, D07 X79P
126 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 3 Bed · 2 Bath · 102m² · Apartment
Market Position
Below Typical Sale Prices
At €450,000, 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.
126 closed sales nearby · 9mo 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 €15 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 126 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
126 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 size-adjusted median, 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 10.8% 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
126
Transactions Analysed
Within 1.5km
9 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 · 126 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 37 Clifden Court, Ellis Quay, Dublin 7, Dublin 7, Dublin | 2025-12-09 | 67m² | |
| 143 Clifden Court Apts, Ellis Quay, Dublin 7, Dublin 7, Dublin | 2025-02-06 | 94m² |
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 Energy Costs: With a C2 BER rating, this apartment's annual energy costs are estimated to be between €1,500-€1,800, which is approximately €300-€600 higher than a B-rated equivalent within the same size bracket.
Size Value Proposition: The 102.0m² size of this 3-bedroom apartment is 25.85% larger than the median apartment size sold within 1km in the last 180 days, offering greater space utility for potential buyers.
Upgrade Investment Opportunity: While the BER is C2, a targeted upgrade to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Hypothesis: The €10,666,080 standard deviation in price within 1km, despite a relatively consistent BER landscape (implied by the C2 rating of the subject property), suggests that factors beyond energy efficiency, such as internal finishes, layout optimisation, and specific building amenities, are the primary drivers of significant price differentiation for apartments in this micro-location.
Amenities
Excellent Transport Hub: This apartment is served by Dublin Bus routes 14, 122, and 40, with the Luas Red Line at Smithfield stop a 15-minute walk away, offering direct access to the city centre.
Prime Educational Access: Within close proximity are St. Paul's College (0.6km), St. Joseph's Secondary School (0.8km), and a variety of primary schools, making it attractive for families.
Vibrant Lifestyle Options: Residents have easy access to numerous cafes, restaurants, and the shops on Capel Street, along with the recreational spaces of the Phoenix Park (1.5km) and the Irish National Museum.
Hypothesis: The concentration of 944 properties within 0.5km, coupled with the proximity to key transport links like the aforementioned bus routes and Luas, indicates that walkability and immediate access to social and retail amenities are key value drivers, potentially contributing to the asking price being only slightly below the estimated value.
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.