Block F, Smithfield, Dublin 7, D07 Y004
250 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 2 Bed · 1 Bath · Apartment
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Market Position
Priced Above Local Sales
At €385,000, 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.
250 closed sales nearby · 10mo 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 €385,000, 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 €19,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €385,000, 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.
€19,250
That's what overbidding by just 5% on a €385,000 home costs you — before interest.
A €19 check before a €385,000 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 250 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €385,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
250 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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 2.7% 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.
Financial Exposure · 15% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€385,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
250
Transactions Analysed
Within 1.5km
10 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 · 250 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 23, Smithfield Village, Smithfield Dublin 7, Dublin 7, Dublin | 2025-02-28 | 82m² | |
| 37 Smithfield Village, Dublin 7, Dublin 7, Dublin | 2025-11-20 | 57m² |
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: Upgrading from a D2 BER to a B2 rating would likely cost €8,000-€12,000 and could potentially increase property value by €15,000-€20,000, representing a sound investment.
Details
- Compact Living: The property's 67m² size is smaller than the average property size of 81.8m² within a 3km radius over the past 180 days, suggesting a focus on space efficiency.
- Value Optimization: While the BER rating is D2, which incurs an estimated annual energy cost of €1,800-€2,200 for a property of this size, strategic upgrades to a B-rated equivalent could reduce annual costs by €1,000-€1,400.
- Hypothesis: The lack of BER information (100% unknown) for properties within 1km over the last 180 days, contrasted with the specific D2 rating of this unit, suggests that while this property's energy performance is disclosed, buyers may be overlooking its potential for improvement and associated value uplift, a common oversight in rapidly appreciating urban markets.
Amenities
Transport Hub: This property is within walking distance of the Luas Red Line at Smithfield stop (approx. 300m) and served by Dublin Bus routes 25, 66, and 67, providing excellent connectivity.
Details
- Urban Essentials: Residents have easy access to amenities like Tesco Supermarket (500m), the Irish Museum of Modern Art (IMMA) (1.2km), and St. James's Hospital (1.5km).
- Walkable Core: The immediate area offers high walkability with numerous cafes, restaurants like The Winding Stair (900m), and the River Liffey boardwalk, enhancing daily convenience.
- Hypothesis: The density of development in Smithfield, evidenced by the high apartment percentage (64% within 1km over 180 days) and proximity to key transport like the Luas Red Line, suggests that while convenience is high, the limited availability of larger family homes and green spaces within a 1km radius may temper long-term capital growth for families compared to properties in outer suburban locations with more abundant parkland.
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.