17 Harbour Court, George's Place, Dun Laoghaire, Co. Dublin, Dun Laoghaire, Co. Dublin, A96 CF66
73 homes sold nearby. See what they went for — and what to bid on this one.
€500,000 · 2 Bed · 2 Bath · 61m² · Apartment
Market Position
Priced Within Local Sold Range
At €500,000, this home is priced within the typical range of 73 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
73 closed sales nearby · 10mo 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 €500,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €25,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €500,000, 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.
€25,000
That's what overbidding by just 5% on a €500,000 home costs you — before interest.
A €19 check before a €500,000 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 73 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €500,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
73 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5.2% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
73
Transactions Analysed
Within 1.5km
10 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 · 73 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 54 Harbour Court, Georges Place, Dun Laoghaire, Dublin | 2025-03-21 | 63m² | |
| 46 Harbour Court, Georges Place, Dun Laoghaire, Dublin | 2025-08-14 | 75m² |
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 Upgrade Opportunity: Upgrading the C1 BER rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a sound investment.
Details
- Size Efficiency: At 61m², the property is 50.5% smaller than the average property size of 123m² sold within 1km over 180 days, but its 2 bedrooms and 2 bathrooms are aligned with the median configuration in the area.
- Value Optimization: The current asking price of €500,000 represents a price per sqm of €8,197, which is higher than the median price per sqm of €6,985 within 1km over 180 days, suggesting the price is not yet optimized for its size relative to the broader local market.
- Hypothesis: Given that 100% of properties within 1km over the last 90 days had unknown BER ratings, there is a significant market opportunity to achieve a substantial premium by professionally documenting and improving the BER from C1 to B2, potentially unlocking an additional 5-7% in value for this apartment.
Amenities
Exceptional Transport Hub: This property is served by DART stations in Dún Laoghaire and Salthill, as well as multiple Dublin Bus routes including 45A, 63, 75, and 111, offering superb connectivity.
Details
- Prime Lifestyle Location: Residents have immediate access to Dún Laoghaire's vibrant waterfront, with amenities like the National Maritime Museum, Royal Marine Hotel, and numerous cafes and restaurants, complemented by the nearby gyms such as FlyeFit Dún Laoghaire.
- Family and Education Focus: The area is well-catered for families with nearby schools like Dún Laoghaire Educate Together National School (0.5km), Rathdown School (1km), and Holy Child Community School (1.2km), along with childcare facilities.
- Hypothesis: The combination of direct DART access to Dublin city centre, extensive bus routes, and a wealth of established lifestyle and educational amenities in Dún Laoghaire, makes properties within a 1km radius of George's Place exceptionally attractive, likely to maintain strong rental yields and capital appreciation potential due to ongoing urban regeneration projects in the surrounding coastal towns.
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.