17 Merchant Square, East Wall, Dublin 3, D03 H5X7
10 homes sold nearby. See what they went for — and what to bid on this one.
€299,950 · 1 Bed · 1 Bath · 43m² · Townhouse
Market Position
Below Typical Sale Prices
At €299,950, 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.
10 closed sales nearby · 8mo 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 €299,950, 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 €14,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €299,950, 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.
€14,998
That's what overbidding by just 5% on a €299,950 home costs you — before interest.
A €19 check before a €299,950 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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 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
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
8 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Portside Court, Eastwall, Dublin 3, Dublin 3, Dublin | 2025-08-15 | 55m² | |
| 93 Gordon St, Ringsend, Dublin 4, Dublin 4, Dublin | 2025-02-21 | 63m² |
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
Moderate Energy Efficiency: The C2 BER rating suggests a moderate level of energy efficiency, with potential for improvements that could lead to annual savings.
Upgrade Potential: Upgrading from a C2 BER rating to a B2 could cost an estimated €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, offering a return on investment.
Compact Living Space: At 43.0m², this one-bedroom townhouse is smaller than many properties sold within 1km (median sale price €458,000), suggesting it may appeal to a niche market seeking efficient living.
Hypothesis: Given the C2 BER rating and the compact size, the market within 3km that shows a median price per sqm of €7,062.5 and a median sale price for the same broad type of €650,000 for larger properties, indicates a significant opportunity to enhance value through targeted energy upgrades and potentially a minor extension or re-configuration, as buyers in this higher-value segment may prioritise comfort and efficiency.
Amenities
Excellent Transport Links: The property is well-served by Dublin Bus routes 15, 27, and 42, with nearby access to the Luas Red Line at the Docklands stop (approximately 1.2km) and DART services at Connolly Station (approximately 1.5km).
Local Convenience: Within easy reach are major supermarkets like Lidl and Aldi, along with various local shops and services in East Wall and the nearby IFSC.
Urban Lifestyle Hub: Proximity to restaurants and cafes in the Docklands, the Bord Gáis Energy Theatre, and parks like Grand Canal Dock and the Inner Dock provides abundant lifestyle options.
Hypothesis: The continued development and planned infrastructure upgrades in the Docklands and East Wall area, including potential new public transport links and increased retail offerings, suggest that this location's connectivity and amenity score will only improve, further driving demand and property values for well-positioned properties like this townhouse.
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.