26 Erne Street Upper, Dublin 2, Co. Dublin, D02 VN28
65 homes sold nearby. See what they went for — and what to bid on this one.
€875,000 · 3 Bed · 2 Bath · 108m² · Terrace
Market Position
Priced Within Local Sold Range
At €875,000, this home is priced within the typical range of 65 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
65 closed sales nearby · 12mo 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 €875,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €43,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €875,000, 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.
€43,750
That's what overbidding by just 5% on a €875,000 home costs you — before interest.
A €19 check before a €875,000 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 65 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
65 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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 15% 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
65
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
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 · 65 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 19 Pearse Square, Dublin 2, Dublin 2, Dublin | 2025-03-12 | 171m² | |
| 3 Island Villa, Grand Canal Street Lower, Dublin 2, Dublin | 2025-11-26 | 82m² |
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 B1 Advantage: The B1 BER rating suggests good energy efficiency, with estimated annual energy costs likely €1,000-€1,500 lower than comparable D-rated properties of similar size in the area.
Size Efficiency: At 108m² with 3 bedrooms and 2 bathrooms, this property offers a practical layout for a modern family, aligning well with the average configuration of similar-sized terrace homes.
Value Optimization Opportunity: While the B1 BER is good, a strategic upgrade to an A-rated BER could cost approximately €7,000-€10,000 and potentially increase property value by €12,000-€18,000, offering a clear return on investment.
Hypothesis: The presence of 10 sales of the same broad type within 1km in the last 180 days, with a median sale price of €720,000, suggests that while the BER rating is a positive, further investment in energy efficiency could unlock significant value, especially if competitors in this segment are moving towards higher BER ratings.
Amenities
Transport Hub Access: Situated near Erne Street Upper, the property benefits from direct access to Dublin Bus routes such as the 46A and 123, and is within walking distance of the Luas Red Line at the Connolly stop (approx. 700m).
Prime Educational & Healthcare: The property is ideally located within proximity to esteemed educational institutions like Loreto College St. Stephen's Green (1.2km) and Trinity College Dublin (1.5km), alongside excellent healthcare access with Mater Private Hospital (1.8km).
Vibrant Lifestyle Core: Residents have immediate access to a plethora of amenities including independent shops on Baggot Street (500m), supermarkets like Tesco (600m), and numerous cafes and restaurants in the Georgian Quarter.
Hypothesis: The high density of amenities, including multiple primary and secondary schools within a 1km radius and direct Luas and bus routes serving the city centre, indicates a strong potential for sustained rental demand and capital appreciation, driven by young professionals and families prioritizing convenience.
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.