183 The Berkeley, Pembroke Square, Grand Canal Street, Dublin 4, D04 E6F5
206 homes sold nearby. See what they went for — and what to bid on this one.
€625,000 · 2 Bed · 2 Bath · 78m² · Apartment
Market Position
Priced Above Local Sales
At €625,000, 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.
206 closed sales nearby · 11mo 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 €625,000, 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 €31,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €625,000, 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.
€31,250
That's what overbidding by just 5% on a €625,000 home costs you — before interest.
A €19 check before a €625,000 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 206 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
206 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 0.9% 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.
Statistical Confidence · High
206
Transactions Analysed
Within 1.5km
11 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 · 206 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 The Lansdowne Block, Pembroke Sq, Grand Canal St Upper Dublin 4, Dublin 4, Dublin | 2024-11-29 | 58.3m² | |
| 159 The Berkeley Block, Pembroke Square, Grand Canal Street, Dublin 4, Dublin | 2025-07-11 | 80m² |
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 Improvement Potential: Upgrading this D1 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000.
Space Efficiency: At 78m², this 2-bedroom, 2-bathroom apartment offers a balanced layout, aligning with typical modern apartment configurations for its size.
Value Optimization: Optimizing the property's value with targeted energy efficiency upgrades from D1 could yield a return on investment of over 150% on the upgrade cost.
Hypothesis: Given the D1 BER rating, an investment of €8,000-€12,000 in insulation, heating system upgrades, and window replacements could push the BER to a C2 or B3, significantly reducing annual running costs by an estimated €600-€900 compared to its current D1 rating and enhancing its appeal to a wider buyer pool.
Amenities
Exceptional Transport Hub: This property is exceptionally well-connected, being within a 5-minute walk of Grand Canal Dock DART station and numerous Dublin Bus routes including 15, 27, 47, 54A, and 77A.
Premier Educational & Healthcare Access: It is situated near leading institutions like Trinity College Dublin, Royal College of Surgeons in Ireland, and major healthcare facilities such as St. James's Hospital and the Mater Private Hospital.
Vibrant Lifestyle & Retail Core: Residents benefit from immediate proximity to the Bord Gáis Energy Theatre, Aviva Stadium, and a wealth of cafes, restaurants, and high-end retail in Baggot Street and Grafton Street.
Hypothesis: The concentration of prime office developments and the ongoing infrastructural improvements, including potential extensions to the Luas network, in the Grand Canal area suggest that walkability and transport convenience will continue to be the primary drivers of property value appreciation, adding an estimated 2-3% annually to properties within a 500m radius of key transport nodes.
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.