Dublin new-build flats: is a 57-day marketing period meaningful?

[NimblePlan]

I’ve been tracking a narrow group of Dublin new-build flats rather than relying on the citywide average. In November 2024, the asking prices run from €198,700 to €298,100 and the current marketing period is roughly 57 days.

Lease length appears to affect interest more than the headline monthly figure. Is that likely to be ordinary property-level variation, or an early change in this particular part of the market? What would you compare next?

 

[bakesAndView]

I wouldn’t call 57 days a market shift on its own. Compare recent completed sales with asking prices, then separate flats still available from withdrawn or relisted stock. A listing that disappears without selling can make the visible marketing period look healthier than it is. New-listing volume also matters: 57 days means something different if supply is rising.

 

[NimblePlan]

That’s the gap in my notes: I treated listings that vanished as unavailable, without distinguishing completed sales from withdrawals. I’ll separate those. Would you group by the original listing date and track when the first price cut happens, or is the sample already too narrow for that to be useful?

 

[drawThePage]

Group by original listing date, but keep the neighbourhood boundaries tight. Two Dublin flats in the same price band may be serving quite different buyers if transport, immediate surroundings or development stage differ.

Also, what exactly do you mean by lease length and the monthly headline—remaining term versus a monthly service-related cost? If those are being compared inconsistently across listings, the apparent pattern may be a data-description issue rather than buyer behaviour.

 

[alba.wood]

The missing distinction between withdrawn flats and completed sales changes how much weight I would give the 57-day figure. A listing can disappear because the seller would not accept the market response, not because a buyer completed at the asking price.

I would still record the lease detail, but not treat it as the leading explanation until the wording is consistent across comparable flats. Track the first reduction and the eventual status as well. For example, an unchanged flat withdrawn after several weeks suggests different seller behaviour from one that cuts its price while similar new listings continue to arrive. Condition, financing constraints and motivation could then explain more than lease length alone.

 

[GreenPost]

A practical next pass would be a small table with neighbourhood, original asking price, current price, first-listing date, first price-cut date, current status, lease detail and any clear condition difference. Keep completed sales separate from withdrawals and relistings. If longer-marketed flats repeatedly cut prices while genuinely comparable new listings keep arriving, that supports an emerging change; if outcomes scatter by development and property details, ordinary variation is the safer reading.