What changed in Dublin this month? My sample is at 14 days / flood risk

F

first_compass

First-time buyer
The Dublin-wide average feels too blunt for the two neighbourhoods we are considering. In my sample, mixed-use buildings priced from €971,500 to €1,457,000 appear to go sale agreed in roughly 14 days. The slower outliers mostly seem connected to lease length, although flood risk and condition may also be distorting the comparison.

Before treating 14 days as meaningful, should I be looking mainly at recent completed deals, or do the listings still online tell us something useful about the market this month?
 
Completed deals are the better reality check, but they describe offers made earlier rather than just this month. I would compare them with new-listing volume and track each live property separately: original asking price, any cuts, days before sale agreed, and whether it later returns. A 14-day figure based only on successful listings leaves out withdrawn stock.
 
Also, how tightly have you drawn the two neighbourhood boundaries? Moving a line by a few streets can change the building mix, flood exposure and buyer pool. With mixed-use property, I would separate comparable leases and condition before calculating anything. Otherwise one renovated building with straightforward occupancy terms is being treated as equivalent to a property needing substantial work.
 
I would not dismiss the live listings quite so quickly. Completed prices matter, but they will not show a sudden increase in competing stock or sellers cutting prices now. The useful signal is the sequence: new listing, first reduction, sale agreed, withdrawal or relisting. Fourteen days could indicate strong demand, but it could equally reflect realistic opening prices from motivated sellers.
 
There is another complication: “find a buyer” is not the same as complete. Buyer financing can become especially relevant with mixed-use buildings, so a quick sale-agreed label may later fall through or take much longer to close. If flood risk is part of your concern, keep those properties in their own group rather than assuming lease length explains every outlier.
 
A practical next step would be a small table limited to the exact streets you would genuinely buy on. Include asking price, date first listed, price-cut date, sale-agreed date, whether it disappeared without a sale, condition, lease features and known flood-risk differences. Then add completed deals when prices become available. That will not produce a perfect monthly average, but it should show whether the 14 days is a repeatable pattern or just a handful of well-positioned listings.
 
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