101 The Berkeley Block, Pembroke Square, Grand Canal Street Upper, Dublin 4, D04 WN73
216 homes sold nearby. See what they went for — and what to bid on this one.
€460,000 · 2 Bed · 2 Bath · 60m² · Apartment
Market Position
Priced Within Local Sold Range
At €460,000, this home is priced within the typical range of 216 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
216 closed sales nearby · 11mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €460,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €23,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €460,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€23,000
That's what overbidding by just 5% on a €460,000 home costs you — before interest.
A €19 check before a €460,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 216 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €460,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
216 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 0.8% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
216
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±18%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 216 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 The Lansdowne Block, Pembroke Sq, Grand Canal St Upper Dublin 4, Dublin 4, Dublin | 2024-11-29 | 58.3m² | |
| 155 Pembroke Sq, Grand Canal St, Ballsbridge Dublin 4, Dublin 4, Dublin | 2025-12-17 | 61m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
Cost-Effective BER Upgrade
Details
- A BER C3 rating suggests that a targeted upgrade to a B2 rating would cost an estimated €8,000-€12,000 and could potentially increase property value by €15,000-€20,000, while reducing annual energy costs by €500-€800 compared to its current rating.
- Compact and Efficient Living
- At 60 sqm, this 2-bedroom, 2-bathroom apartment is efficiently designed for its size, offering a good ratio of bedrooms to living space, fitting the local market demand for compact urban living.
- Value Optimization Potential
- With a C3 BER, the property offers a solid baseline, but investing in insulation and window upgrades (estimated €5,000-€8,000) could improve its BER to B3 and boost its market appeal and resale value by an estimated €10,000-€15,000.
- Hypothesis: The average property size within a 1km radius is 102 sqm, significantly larger than this 60 sqm apartment, indicating a potential premium for smaller, well-located units that are suitable for single professionals or couples, but a hypothesis could be that adding a smart home energy management system for an estimated €2,000-€3,000 could improve its BER by one grade and increase its attractiveness by an additional €5,000-€7,000 in this market.
Amenities
Excellent Transport Hub
Details
- This property is well-connected, situated within walking distance to Grand Canal Dock train station and served by Dublin Bus routes 1, 7, 7a, 47, and 56a, offering swift access to the city centre and surrounding areas.
- Prime Urban Lifestyle Amenities
- Residents have immediate access to a vibrant area featuring the Bord Gáis Energy Theatre, Shelbourne Park, and a wide array of restaurants and cafes such as Charlotte Quay Restaurant and The Marker Hotel Bar.
- Convenient Local Services
- The location offers exceptional walkability, with Spar supermarket (200m), Boots pharmacy (300m), and the National Gallery of Ireland (1.2km) all within a short stroll, enhancing daily convenience.
- Hypothesis: The high concentration of tech and finance companies in the Grand Canal Dock area, combined with the development of new residential and commercial spaces, indicates that properties with good transport links and modern amenities like this one will continue to see rental yield growth exceeding 5% annually, making it an attractive investment for long-term rental income.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.