26 Erne Street Upper, Dublin 2, D02 VN28
70 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 70 recent closed sales nearby. There's room to negotiate — seller leverage is 4.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
70 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.
Instant access · No subscription · Refund if not useful
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 70 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €875,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
70 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 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.
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 17.9% 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
70
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 · 70 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 Rating Advantage: With a B1 BER rating, this property is likely to incur annual energy costs of approximately €1,000-€1,400, compared to €1,800-€2,200 for similar-sized properties with a D-rated BER, offering potential savings of €800-€1,200 per year.
Details
- Generous Size for Area: At 108.0m², this property is larger than the average property size of 83.7m² sold within 1km over the past 180 days, providing a more spacious living environment.
- Upgrade Opportunity: While a B1 rating is good, a strategic upgrade to an A-rated BER could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a clear opportunity for value enhancement.
- Hypothesis: The current B1 BER rating offers a competitive advantage in terms of energy efficiency, but the property's size and configuration, with 3 bedrooms and 2 bathrooms, aligns well with the median of 2 bedrooms and 1 bathroom recorded in the 1km radius over the past 90 days, indicating a configuration that is attractive but could be further optimized for maximum market appeal.
Amenities
Exceptional Transport Connectivity: This property is served by Dublin Bus routes 40, 140, and 150, with the Luas Red Line at the Jervis stop a 10-minute walk away, providing excellent access to the city centre.
Details
- Abundant Local Conveniences: Within a short walk are the Shelbourne Park, National Gallery of Ireland, and a variety of cafes and restaurants on Merrion Row and Baggot Street.
- Walkability & Services: The immediate area offers high walkability, with Grafton Street (15 minutes walk) providing extensive retail options and numerous pharmacies and GP clinics within a 1km radius.
- Hypothesis: The concentration of high-density residential development and the proximity to major transport hubs like the Luas Red Line at Jervis and multiple Dublin Bus routes suggest that the local market may see continued demand driven by a desire for urban living, potentially leading to sustained property value appreciation due to ongoing infrastructure investment and urban regeneration initiatives.
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.