14 Belvedere Square, Dublin 1, Dublin 1, Co. Dublin, D01 K2P8
181 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 2 Bed · 1 Bath · 60m² · Duplex
Market Position
Below Typical Sale Prices
At €350,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
181 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 181 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
181 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 1.9% 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
181
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±19%
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 · 181 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Dorset Sq, Gardiner St Upper, Dublin 1, Dublin 1, Dublin | 2026-01-19 | 72m² | |
| 44 Dorset Square, Upper Gardiner Street, Dublin 1, Dublin 1, Dublin | 2025-05-27 | 62m² |
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
BER Improvement Potential: Upgrading this C3 BER rating to a B2 would likely cost between €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and offering annual energy cost savings of €1,000-€1,400 compared to its current rating.
Space Efficiency: With a size of 60.0m², this 2-bedroom duplex offers a functional living space, but falls below the median sale price for similar properties which often implies a need for optimized layout or additional square footage for higher value.
Value Optimization Opportunity: The current BER C3 rating offers moderate energy efficiency; targeted upgrades, such as improved insulation and heating systems costing an estimated €8,000-€12,000, could enhance market appeal and reduce long-term running costs, adding significant value.
Hypothesis: Given the C3 BER rating and a property size of 60.0m², a strategic investment in energy efficiency upgrades, targeting a B2 rating, could unlock an estimated €15,000-€20,000 in value increase, justifying an investment of €8,000-€12,000 and positioning the property favourably against the median sale price for same broad type of €366,062.5.
Amenities
Transport Hub Proximity: This property benefits from excellent connectivity, with multiple Dublin Bus routes, including the 15, 27, 40, and 140, serving the immediate area, and the LUAS Red Line at the Four Courts stop approximately 800m away.
Local Educational Network: Situated near several educational institutions, including Belvedere College (500m), Trinity College Dublin (1.5km), and the Royal College of Surgeons in Ireland (1.2km), enhancing its appeal to students and families.
Urban Lifestyle Amenities: Residents have immediate access to a wide array of amenities, including shopping at Jervis Shopping Centre (700m), dining in Temple Bar (900m), and green spaces like the Phoenix Park (2km) and St. Anne's Park (3.5km).
Hypothesis: The strong concentration of educational facilities and proximity to major cultural and retail hubs within a 1km radius, coupled with the excellent public transport links including the LUAS Red Line at the Four Courts stop (800m), suggests that properties in Belvedere Square will continue to experience steady rental demand and capital appreciation due to their highly desirable urban lifestyle proposition.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.