Apartment 91, Hook Head, Custom House Harbour Apartments, IFSC, Dublin 1, D01 KD28
121 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 1 Bed · 1 Bath · 39m² · Apartment
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 121 recent closed sales nearby. There's room to negotiate — seller leverage is 5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
121 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €295,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 121 verified local sales · High confidence
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Price Distribution Analysis
121 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.
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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 0.6% 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
121
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±18%
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 · 121 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 104 Hook Head, Custom House Harbour, Ifsc Dublin 1, Dublin 1, Dublin | 2025-04-09 | 56m² | |
| 91 Hook Head, Custom House Harbour, I F S C Dublin 1, Dublin 1, Dublin | 2025-12-19 | 39m² |
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 Upgrade Opportunity: With an E1 BER rating, upgrading this apartment to a B2 could cost an estimated €5,000-€10,000 for insulation and heating improvements, but potentially increase the property's value by €10,000-€20,000.
Energy Cost Savings: Improving the BER from E1 to B2 would reduce annual energy costs from an estimated €1,800-€2,200 to €800-€1,200, saving a potential buyer €1,000-€1,400 annually.
Compact Living: The 39m² footprint positions this apartment as a compact offering, significantly smaller than the average 78m² property within a 1km radius, appealing to singles or those prioritizing location over extensive living space.
Hypothesis: The market's increasing emphasis on sustainability and lower running costs means that a strategic investment in upgrading this E1 BER apartment could significantly enhance its market appeal and command a higher premium, offsetting its smaller size compared to the area's larger properties.
Amenities
Exceptional Transport Links: The property boasts superb connectivity with the Luas Red Line (George's Dock stop ~150m, Connolly stop ~500m) and DART (Connolly Station ~500m), alongside numerous Dublin Bus routes (e.g., 14, 15, 27, 42, 43, 130) serving Custom House Quay.
Prime Lifestyle & Retail Access: Enjoy immediate access to the CHQ Building (shops, food, EPIC Museum), Fresh The Good Food Market (~250m), Spar (~100m), and a variety of IFSC cafes and restaurants, offering unparalleled urban convenience.
Education & Healthcare Proximity: National College of Ireland (NCI) is virtually adjacent (~100m), with Trinity College Dublin within 1.5km, and essential services like pharmacies (Boots/Lloyd's IFSC ~200m) and GP clinics readily available.
Hypothesis: The strategic location within the bustling IFSC, combined with its dense array of specific transport, educational, and lifestyle amenities, creates a high-demand micro-market where convenience and accessibility will continue to drive property values upwards, especially for units catering to city-centre professionals.
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.