27 Hanover Dock , Grand Canal Dock, Dublin 2, D02 FN50
76 homes sold nearby. See what they went for — and what to bid on this one.
€1,400,000 · 3 Bed · 2 Bath · 131m² · Duplex
Market Position
At the Upper End of Local Sales
At €1,400,000, 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.
76 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €1,400,000, 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 €70,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,400,000, 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.
€70,000
That's what overbidding by just 5% on a €1,400,000 home costs you — before interest.
A €19 check before a €1,400,000 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 76 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,400,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
76 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 size-adjusted median. 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 increased 4.6% 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.
Financial Exposure · 66% 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
€1,400,000
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
76
Transactions Analysed
Within 1.5km
11 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 · 76 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 63, Hanover Quay, Dublin 2, Dublin 2, Dublin | 2025-04-10 | 80m² | |
| 103 Longboat Quay South, Dublin 2, Dublin, Dublin 2, Dublin | 2025-09-02 | 118m² |
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 Opportunity: While the B2 BER rating is respectable, upgrading to an A-rated BER would likely cost €10,000-€15,000 and could increase property value by €20,000-€30,000, representing a smart long-term investment and potential annual energy savings of €800-€1,200 compared to a D-rated property.
Details
- Spacious Duplex Offering: At 131.0m², this duplex is larger than the average property size of 73.89m² within 1km over 180 days, offering substantial living space that appeals to families or those seeking more room.
- Value Optimization Potential: The property's current estimated value is €887,091, and a strong BER rating like B2 offers a solid foundation for value, but further enhancements could solidify its position at the higher end of the market, especially considering the average BER unknown percentage of 100% in the 1km radius, suggesting this property stands out.
- Hypothesis: The property's B2 BER rating, while good, falls short of the premium A-ratings increasingly sought after in the Grand Canal Dock area. Investing in a targeted €10,000-€15,000 upgrade to achieve an A-rating could unlock an additional €20,000-€30,000 in market value and secure it against future energy price fluctuations, making it more competitive against newer, higher-rated developments and potentially leading to a 10-15% uplift in saleability.
Amenities
Exceptional Transport Hub: This property is within walking distance of the Luas Red Line at the Mayor Square - NCI stop and served by Dublin Bus routes 15, 27, 47, 54A, 77A, and 150, providing unparalleled connectivity across the city.
Details
- Prime Educational and Healthcare Access: Residents have close proximity to Trinity College Dublin (1.5km), Griffith College Dublin (4km), and national institutions like St. Andrews College (2km), alongside major healthcare providers such as St. James's Hospital (3km) and the Royal Victoria Eye and Ear Hospital (2.5km).
- Vibrant Urban Lifestyle: The area boasts a wealth of dining and cafes such as Chapter One by Mickael Viljanen, Luna, and The Greenhouse, alongside retail centres like the Jervis Shopping Centre and Powerscourt Centre, all within a 2km radius, offering a rich quality of life.
- Hypothesis: The concentration of high-value amenities and transport links in the Grand Canal Dock area, including direct Luas access and proximity to major educational institutions like Trinity College, suggests continued upward pressure on property values. The ongoing regeneration and development in the docklands, coupled with Dublin's status as a tech and financial hub, will likely maintain strong demand and rental yields, further solidifying this location as a premium investment.
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.