18 The Mews, 41 North Great Georges St, Dublin 1, D01 DP38
141 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 1 Bed · 1 Bath · 38m² · Apartment
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 141 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
141 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 €275,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 141 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
141 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 3.1% 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
141
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±15%
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 · 141 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 Temple Place, Grenville St, Dublin 1, Dublin 1, Dublin | 2025-01-20 | 46m² | |
| 31 Nrth Great Georges St, Dublin 1, Dublin, Dublin 1, Dublin | 2025-07-29 | 55m² |
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
Subpar BER Rating: The D1 BER rating suggests significant energy efficiency improvements are needed, potentially costing €8,000-€12,000 to upgrade to a B2 rating, which could increase property value by €15,000-€20,000.
Details
- Small Footprint Value: At 38.0m², this apartment is considerably smaller than the average property size of 68.32m² within 1km, indicating a focus on compact urban living rather than spaciousness.
- Energy Cost Discrepancy: The D1 BER rating implies annual energy costs of €1,800-€2,200, significantly higher than the €800-€1,200 expected for a B-rated property of similar size in the area.
- Hypothesis: Given the D1 BER rating and small size, significant capital expenditure on upgrades will be required to align with current market expectations for energy efficiency and space, suggesting that the property's future value is heavily reliant on the buyer's willingness and ability to invest in substantial renovations.
Amenities
Exceptional Transport Hub: The property is within close proximity to multiple Dublin Bus routes including 14, 15, 27, 40, 40A, 40B, 40C, 46A, 70, 83, 140, and 142, and a short walk to O'Connell Street, offering superb connectivity across the city.
Details
- Central Dublin Access: Located in Dublin 1, the property is surrounded by essential services, including the Mater Hospital, Temple Street Children's Hospital, and numerous pharmacies like Boots and Sam McCauley Chemists, ensuring excellent healthcare access.
- Vibrant Urban Lifestyle: Residents benefit from the proximity to numerous cafes such as The Fumbally and Kaph, restaurants like Chapter One and L'Ecrivain, and cultural hubs like the Hugh Lane Gallery and the Gate Theatre, all within walking distance.
- Hypothesis: The unparalleled central Dublin 1 location, with its dense network of public transport, cultural institutions, and essential services, creates a strong desirability factor that often commands a premium, even for smaller or less energy-efficient properties, suggesting that its value is driven more by location than its inherent quality.
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.