14 Emerald Cottages, off Grand Canal Street Upper, Ballsbridge, Dublin 4, D04 R2H4
18 homes sold nearby. See what they went for — and what to bid on this one.
€1,050,000 · 3 Bed · 3 Bath · 140m² · Townhouse
Market Position
Priced Above Local Sales
At €1,050,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
18 closed sales nearby · 9mo 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 €1,050,000, 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 €52,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,050,000, 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.
€52,500
That's what overbidding by just 5% on a €1,050,000 home costs you — before interest.
A €19 check before a €1,050,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,050,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
18 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 11.9% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 44% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€1,050,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
18
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±20%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 93 Gordon St, Ringsend, Dublin 4, Dublin 4, Dublin | 2025-02-21 | 63m² | |
| 105 Longboat Quay South, Grand Canal Dock, Dublin, Dublin | 2025-03-07 | 123m² |
Transactions within a 3.0km 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
Exceptional Energy Efficiency: With an A2 BER rating, this property offers significant energy cost savings, estimated to be €1,000 to €1,400 annually compared to a D-rated property of similar size, which typically incurs annual energy costs of €1,800 to €2,200.
Details
- Generous Space & Configuration: At 140 square meters with 3 bedrooms and 3 bathrooms, this townhouse offers a substantial living space, exceeding the average property size of 104 square meters and median 2-bed configuration observed in the 1km radius over the past 180 days, aligning well with the demand for larger family homes.
- Premium Interior Specification: The property's 3-bathroom configuration is above the 1km median of 2 bathrooms, enhancing its functionality and appeal, suggesting a well-appointed home that meets the demands of modern family living in a prime location.
- Hypothesis: The superior A2 BER and larger, well-appointed layout (3 beds, 3 baths) of this townhouse position it as a highly attractive asset in a market with increasing demand for energy-efficient and spacious family homes in Dublin 4, suggesting a quicker sale at or above asking price despite the slightly higher initial price per square meter.
Amenities
Exceptional Transport Connectivity: Located moments from Grand Canal Dock DART station (approx. 5-7 minute walk), the property offers direct rail access, complemented by numerous Dublin Bus routes (e.g., 4, 7, 7a, 18) operating on Grand Canal Street Upper, ensuring seamless commuting throughout Dublin.
Details
- Diverse Lifestyle & Education Hub: The area boasts a rich array of lifestyle amenities including acclaimed restaurants like The Old Spot and Herbstreet, vibrant cafes, and easy access to Herbert Park for recreation; esteemed educational institutions like St. Conleth's College and St. Michael's College are also within close proximity.
- Comprehensive Local Services: Daily needs are well-catered for with a Tesco Express nearby and local pharmacies on Grand Canal Street Upper, while healthcare access is strong via St. Vincent's University Hospital a short drive away, enhancing convenience for residents.
- Hypothesis: The property's prime location in Ballsbridge, with unparalleled access to Grand Canal Dock's tech hub and excellent transport links, positions it as an increasingly sought-after address for professionals and families, predicting sustained demand and potentially above-average price growth driven by ongoing corporate investment and urban development in the immediate vicinity.
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.