Every residential sale in Ireland since 2010 is on the Property Price Register within about a month of the deed being stamped. Address, date, price, and two flags. It is the best pricing tool a buyer has and most people use it wrong.
What the price is
The price on the register is the stamp duty price. For a new build that is the price excluding VAT, so add 13.5% to get what the buyer paid. For a second-hand house it is the full price. The register does not say what was included: a €400,000 sale with €20,000 of furniture in the contract shows as €400,000.
The flags
Not full market price means a transfer between relatives, a part-sale or a compulsory purchase: ignore those for comparables. VAT exclusive marks new builds. Watch for the same house appearing twice in a short time; that is a flip and the second price is the market.
Addresses
Addresses are typed by solicitors, so the same estate appears five ways. Eircodes have been on the register since 2023 but many older entries have none. Search by estate name and by street, not by number. homeprices.ie has the full register geocoded by Eircode and town, which fixes most of this.
Turning it into a bid
Take the last twelve months of sales within a kilometre of the same house type. Adjust for BER and size. Then look at the asking price: in a rising market houses go over asking, in a flat one they go under. The register tells you which market you are in. The report gives the house’s own sale history, the median for the kilometre around it and the current rents, so you know what the seller paid and what the street is doing.