211 The Waterside, Block G, Charlotte Quay, Dublin 4, D04 N292
217 homes sold nearby. See what they went for — and what to bid on this one.
€460,000 · 2 Bed · 2 Bath · 60m² · Apartment
Market Position
Priced Within Local Sold Range
At €460,000, this home is priced within the typical range of 217 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
217 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €460,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €23,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €460,000, 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.
€23,000
That's what overbidding by just 5% on a €460,000 home costs you — before interest.
A €19 check before a €460,000 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 217 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €460,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
217 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 1.7% 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
217
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±16%
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 · 217 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 215 Waterside Apts, Charlotte Quay, Dublin 4, Dublin 4, Dublin | 2025-02-10 | 53m² | |
| 80 Waterside Apts, Ringsend Rd, Ringsend, Dublin 4, Dublin | 2025-11-17 | 36m² |
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 the D1 BER rating to a B2 would likely cost between €8,000 and €12,000, potentially increasing the property's value by €15,000 to €20,000 and reducing annual energy costs by an estimated €1,000 to €1,400 compared to current levels.
Details
- Compact and Efficient Layout: At 60m², this 2-bedroom, 2-bathroom apartment offers a space-efficient design, which is competitive with the 1km median property size of approximately 100m², though slightly smaller.
- Value Optimization Opportunity: The difference between the estimated value (€478,708) and the asking price (€460,000) represents an opportunity for value optimization if the property is well-maintained, offering a potential €18,708 buffer.
- Hypothesis: Given that 100% of properties within a 1km radius have an unknown BER rating in the last 90-180 days, a proactively obtained and improved BER rating could provide a significant competitive advantage, as buyers may be more willing to overlook a D1 if there's a clear path and cost estimate for improvement compared to the current lack of information.
Amenities
Excellent Transport Hub: This location offers exceptional connectivity, being a short walk to the Luas Red Line at the George's Dock stop and well-served by Dublin Bus routes 15, 25A, 27, 40, 53, 70, 77A, and 140, providing direct access across the city.
Details
- Prime Commercial and Lifestyle Zone: Within walking distance are major employers in the IFSC, along with amenities like the CHQ Building, pubs such as The Porterhouse Temple Bar, and supermarkets like Lidl and Tesco, catering to professional and leisure needs.
- Walkable Urban Lifestyle: Residents benefit from a highly walkable environment with The Spire (1.2km) and Trinity College Dublin (1.5km) accessible on foot, alongside numerous cafes and restaurants in the nearby Docklands and Temple Bar areas.
- Hypothesis: The concentration of high-density residential development in the Docklands, coupled with its status as a major business and financial hub, suggests that the demand for well-connected, modern apartments like this one will remain exceptionally strong, further driving rental yields and capital appreciation due to ongoing infrastructure investment and employment growth.
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.