Offering 6% below asking on a Dublin apartment — sensible or too aggressive?

[NimblePlan]

What changed my view of this Dublin apartment was learning that it has remained available for 95 days despite being priced near other local listings. The asking price is €358,800 and the interior needs work, but the shortage of completed-sale evidence makes it difficult to tell whether the delay reflects value, condition or the seller's expectations.

I am considering an opening offer 6% lower, supported by financing evidence and flexibility over completion. Would that be better presented as a simple price-and-condition case, or should I first ask what timing or terms matter to the seller?

I can accept losing the apartment. I am less willing to weaken inspection, valuation or financing conditions, or expose too much of the deposit, merely to make the offer look clean.

 

[BoldAtlas]

Six percent below doesn’t sound inherently insulting here. Keep the rationale brief: 95 days available, updating required, and limited evidence from completed sales. Don’t submit a long list criticising the apartment.

Pair the offer with financing proof, completion flexibility and a clear response deadline. I would retain inspection and financing protection, plus whatever legal/title conditions your solicitor considers necessary. Clean terms should mean organised, not unprotected.

 

[readTheEcho]

I’d be cautious about leaning too heavily on the 95 days. It may suggest weak demand, but it could equally reflect seller expectations or an earlier deal falling through. Asking-price comparables also won’t establish value.

Before choosing the number, ask the agent what the seller values besides price and whether there have been previous offers. A flexible completion date is only useful if it matches the seller’s motivation.

 

[alba.wood]

What happens if the lender’s valuation comes in below your agreed price? That appraisal gap may matter more than the opening discount. Work out in advance how much extra cash, if any, you would contribute and when your deposit could become exposed. Those details depend on the contract and Irish process, so have your solicitor explain them before you commit.

 

[alba.wood]

One more practical point: don’t try to solve uncertain repair costs by waiving inspection and pricing everything into the first offer. Offer based on what is currently visible, inspect properly, then seek a repair credit or reconsider only if a material issue appears. Set a reasonable expiry for the offer, but avoid an artificially tight deadline that makes otherwise attractive terms look tactical.