Dublin apartments: 4.0% movement after 75 days?

[jade_details]

I want a like-for-like view of Dublin apartment sales, but the evidence I can find is not clean enough yet. My saved listings run from €909,000 to €1,363,000, show about 75 days of marketing, and indicate roughly 4.0% downward movement in my notes.

Condition may account for some of the difference, although building reserves and expected works could be equally important. I still need to establish whether that 4.0% represents reductions in asking prices or actual sale results, and whether withdrawn or relisted stock is distorting the 75-day figure.

If anyone has comparable examples, please give the neighbourhood, apartment type and whether the figure came from a listing change or a recent completed sale.

 

[NimblePlan]

Before drawing a conclusion, how are you treating withdrawn listings and properties that return with a new description or agent? Those can make 75 days look shorter and hide an unsuccessful asking price. I’d also split apartments by building rather than neighbourhood alone, because two nearby developments can have very different finances and maintenance needs.

 

[LenaMeadow]

The -4.0% figure needs unpacking. Is it the change from original asking price to current asking price, or the difference between asking and completed price? Those measure different seller decisions. Recent completed sales in the same building would be more persuasive than a Dublin-wide collection, especially across €909,000 to €1,363,000.

 

[makeThePlan]

I’m not convinced reserves are necessarily the main driver. At this price level, seller motivation and buyer financing can create just as much variation. A well-funded building may still sit if the seller started too high, while a property needing work can move quickly when priced accordingly. The timing of the first reduction would help separate those cases.

 

[NimblePlan]

Agreed that the first cut matters. I’d record original list date, first reduction date, size of each cut, withdrawal or relisting, and final completed price where available. Then add condition and building finances as separate columns. Otherwise “75 days” mixes sellers who tested the market with those who were realistically priced from day one.

 

[NimblePlan]

Neighbourhood boundaries also need tightening. An agent’s broad Dublin label is not enough for comparison; even the same named area can include unlike streets and buildings. Zoe, are your saved properties concentrated in one small area, or is the €909,000–€1,363,000 range pulling together several distinct submarkets?

 

[avery_gray]

New-listing volume could change the interpretation too. If several comparable apartments arrived after an older listing, a later price cut may reflect fresh competition rather than a newly discovered problem with reserves or condition. I’d compare each reduction with what else was available on that date, not only with today’s stock.

 

[avery_gray]

If withdrawn apartments disappear from the comparison, ordinary relisting activity could be mistaken for a stronger market. I’d keep a small group of close matches for each building and label every item as confirmed, stated in the advertisement or unknown.

Then check the two explanations separately. If reductions appear across comparable units as new stock arrives, softer demand or competition may be responsible. If they concentrate in one building or among apartments needing work, condition, reserves or financing difficulty becomes more plausible. One tired apartment reduced by 4.0% should not set the direction for the whole price range.