17 The Moorings Portobello Dublin 8, Portobello, Dublin 8, D08 VP97
208 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 2 Bed · 2 Bath · Apartment
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Market Position
At the Upper End of Local Sales
At €575,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
208 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €575,000, 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 €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €19 check before a €575,000 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 208 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €575,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
208 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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 1.2% 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.
Financial Exposure · 40% 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
€575,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
208
Transactions Analysed
Within 1.5km
10 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 · 208 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 28 The Moorings, Portobello Harbour, Dublin 8, Dublin 8, Dublin | 2024-12-17 | 52m² | |
| 36 The Moorings, Portobello Harbour, Dublin 8, Dublin 8, Dublin | 2025-10-28 | 59m² |
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 Rating Opportunity: The C2 BER rating suggests potential for improvement; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a solid return on investment.
Details
- Size Efficiency: At 120m², this apartment is larger than the average property size of 106.6m² within a 1km radius over 180 days, offering more usable space which is a key value driver.
- Configuration Mismatch: While having 2 bedrooms and 2 bathrooms is a standard configuration, the 1km radius median for baths is 1.0, indicating this property offers more amenity than the typical recent sale, potentially justifying a higher price if demand aligns.
- Hypothesis: Given the C2 BER, a strategic investment in improving energy efficiency, potentially targeting a B1 rating, could not only unlock significant annual savings estimated at €900-€1,300 compared to properties with a D rating but also significantly enhance resale value in a market increasingly prioritizing sustainable living.
Amenities
Transport Hub: Excellent connectivity is provided by the Luas Red Line at the nearby Suir Road stop (approx. 800m) and multiple Dublin Bus routes including 150, 56A, 77A, and 77X serving the area, facilitating easy commutes.
Details
- Urban Lifestyle Core: Located in Portobello, residents have immediate access to vibrant areas with numerous cafes like Brother Hubbard South, restaurants such as Hang Dai Chinese, and retail options at Camden Street, all within a short walk.
- Green Spaces & Services: Proximity to Portobello Harbour for walks, the Grand Canal Towpath, and within reach of St. James's Hospital and the National College of Art and Design (NCAD) enhances the quality of life and convenience.
- Hypothesis: The Portobello area's continued gentrification and ongoing infrastructure improvements, such as potential enhancements to public transport links and the development of more pedestrian-friendly zones, will likely see a continued uplift in property values, making this apartment a strong long-term investment.
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.