25 Hanover Dock, Grand Canal Dock, Dublin 2, D02 WK02
211 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 1 Bed · 1 Bath · 55m² · Apartment
Market Position
At the Upper End of Local Sales
At €550,000, 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.
211 closed sales nearby · 13mo 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 211 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
211 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 decreased 2.6% 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 · 41% 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
€550,000
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
211
Transactions Analysed
Within 1.5km
13 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 · 211 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Hanover Dock, Hanover Quay, Dublin 2, Dublin 2, Dublin | 2025-03-18 | 75m² | |
| Apt 33 Block C, Hanover Quay, Dublin 2, Dublin 2, Dublin | 2025-12-08 | 50m² |
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 Efficiency: The B3 BER rating indicates good energy efficiency, potentially leading to annual energy costs of €900-€1,300, which is €500-€900 lower than comparable D-rated properties in the area.
Space Efficiency: At 55.0m² for a one-bedroom apartment, this is a standard size for the area, offering efficient use of space for a single occupant or couple.
Value Optimization Opportunity: Upgrading the B3 BER rating to an A-rating could cost an estimated €7,000-€10,000 and potentially increase the property's value by €12,000-€18,000, presenting a clear return on investment.
Hypothesis: Given the B3 BER rating and the premium location, a buyer could strategically invest in minor upgrades, such as improved insulation or more efficient heating systems, to push the rating to B2 or B1 for an estimated €5,000-€8,000, thereby increasing its appeal and potentially commanding a price premium of €10,000-€15,000 over comparable B3-rated properties.
Amenities
Transport Hub Access: This property benefits from excellent connectivity, being within walking distance of the Luas Red Line at Mayor Square – NCI stop and served by Dublin Bus routes 1, 7, 47, and 56A.
Prime Lifestyle Location: Residents have immediate access to numerous amenities, including the Bord Gáis Energy Theatre, Herbert Park, and a wide array of restaurants and cafes along Hanover Quay and Macken Street.
Urban Convenience: The area boasts high walkability, with key shopping destinations like Stephen's Green Shopping Centre a short walk away and essential services including a Boots pharmacy and a Dunnes Stores supermarket within 500m.
Hypothesis: The concentration of high-value tech and finance companies in the Grand Canal Dock area, coupled with the area's increasing reputation as a hub for international residents, suggests that demand for properties like this, offering exceptional connectivity and lifestyle amenities, will continue to outpace supply, driving consistent rental yields and capital appreciation.
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.