2 Grosvenor Road, Rathmines, Dublin 6, D06 H9F9
1 homes sold nearby. See what they went for — and what to bid on this one.
€2,250,000 · 12 Bed · 12 Bath · 319m² · Apartment
Market Position
Limited Transaction Data
At €2,250,000, we cannot reliably position this property — only 1 comparable closed sale was found within 5.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Financial Exposure · 603% 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
€2,250,000
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 · Low
1
Transactions Analysed
Within 5.0km
34 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 9 Corn Mill, Distillery Road, Drumcondra, Dublin | 2023-06-02 | — |
Transactions within a 5.0km radius and 36-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
Significant BER Upgrade Potential: With a BER rating of SI_666 (Unknown), investing €15,000-€20,000 in energy efficiency upgrades could increase the property's value by an estimated €25,000-€35,000, based on typical improvements from unknown to C/B ratings in similar-sized properties.
Details
- Unusual Configuration: The property's 12 bedrooms and 12 bathrooms for a 319m² apartment is highly atypical for the Dublin market, potentially indicating a converted guesthouse or multi-unit setup that may face regulatory hurdles for standard residential use.
- Value Optimization Opportunity: While the current size offers extensive space, its unique configuration of 12 bedrooms and 12 bathrooms within 319m² presents a significant challenge for typical buyer demand and may require substantial reconfiguring to align with market expectations, impacting its saleability.
- Hypothesis: The unconventional layout of 12 bedrooms and 12 bathrooms in this apartment, combined with an unknown BER, suggests a property that is either a niche investment opportunity (e.g., boutique hotel, high-end co-living) or a property requiring significant retrofitting and re-configuration to appeal to traditional residential buyers, thus presenting a high-risk, high-reward scenario.
Amenities
Excellent Transport Links: The property is well-served by Dublin Bus routes 40, 70, 140 and is within walking distance of the Luas Red Line at the Red Cow stop.
Details
- Convenient Local Services: Residents have easy access to a range of amenities including Rathmines Shopping Centre, local pharmacies, and St. James's Hospital within a short commute.
- Walkable Neighbourhood: The property benefits from a highly walkable location with numerous cafes, restaurants like Camden Street's vibrant food scene, and recreational areas such as Iveagh Gardens within a 15-minute walk.
- Hypothesis: The combination of excellent public transport, a wealth of lifestyle amenities, and high walkability in Rathmines suggests that properties in this area can command a premium due to their convenience and desirability, particularly for professionals and those seeking an urban lifestyle, which could underpin the property's higher valuation despite current market comparables.
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.