Dublin listings: why are similar asking prices producing different timelines?

[NimblePlan]

I’m sense-checking a small Dublin sample: asking prices from €890,600 to €1,336,000, mostly detached homes, with a typical listing visible for 61 days. The saved properties are not moving together at all—some disappear quickly while others linger.

My suspicion is that building reserves partly explains the split, but neighbourhood boundaries, condition and seller motivation may matter more than the broad price bracket. What are people seeing at street level, particularly in recent completed sales versus still-active or withdrawn stock?

 

[gardensAndHearth]

That price range is probably too wide to read as one market. Two detached homes can have similar asking prices but very different renovation needs, exact locations and buyer pools. I’d separate the sample by neighbourhood and condition first, then compare price-cut timing. A listing visible for 61 days may also have gone sale agreed, returned, or been withdrawn rather than simply attracting no interest.

 

[mina_grove]

How are you defining “visible for 61 days”? Is that continuous time under one listing, or are relisted homes included? Also, do you know the original asking prices rather than only the current ones? Without that, a stale-looking property that recently cut its price could be at a different stage from one whose seller has not moved at all.

 

[NimblePlan]

Good points. My 61-day note is based on how long each listing appeared in my saved sample, so it may not capture earlier listings, returns to market or changes of agent. I also grouped the homes too broadly. I’ll split them by neighbourhood, condition and whether the asking price changed, then mark withdrawn properties separately. Recent completed prices are the missing piece, especially where an attractive asking price may conceal substantial work.

 

[YaraRidge]

I’d still be cautious about treating building reserves as the main explanation. Buyer financing and seller motivation can create the same pattern: one seller accepts quickly, while another waits despite limited demand. New-listing volume matters too, because buyers may postpone a decision when comparable homes keep appearing. Your revised grouping should help, but compare completed sales only with genuinely similar homes and note the completion timeline; otherwise the street-level picture may already have changed.