3 Hanover Riverside, Grand Canal Dock, Dublin 2, D02 HT20
167 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 2 Bed · 3 Bath · 96m² · Apartment
Market Position
Priced Within Local Sold Range
At €650,000, this home is priced within the typical range of 167 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
167 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €650,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 167 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
167 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 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.
Statistical Confidence · High
167
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 · 167 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 92, Grand Canal Square Residences, Forbes St, Dublin | 2025-05-26 | 63m² | |
| 39 Hanover Riverside, Sir John Rogersons Quay, Riverside Dublin 2, Dublin 2, Dublin | 2025-02-18 | 106m² |
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 Investment Opportunity: The C1 BER rating suggests that upgrades to a B2 rating, costing approximately €8,000-€12,000, could increase property value by €15,000-€20,000, offering a tangible return on investment.
Space Efficiency: The 96m² apartment with 2 bedrooms and 3 bathrooms offers a relatively high bathroom-to-bedroom ratio, which is desirable, but the overall space per bedroom might be slightly less than some newer developments.
Value Optimization: With 3 bathrooms for 2 bedrooms, the property is well-configured for guest convenience and potential rental income, which can optimize its value proposition beyond standard owner-occupier use.
Hypothesis: Given the C1 BER rating, the property presents a clear opportunity for value enhancement through targeted energy efficiency upgrades. Investing €8,000-€12,000 to reach a B2 rating could significantly boost its market appeal and resale value, offsetting the initial cost by €15,000-€20,000.
Amenities
Exceptional Transport Hub: This address is ideally situated for connectivity, with the Luas Red Line at the Mayor Square - NCI stop approximately 500m away, and numerous Dublin Bus routes including 15, 25, 27, 40, 41, 47, 48, 54A, 56A, 77A, 86, 116, 118, 123, 130, 140, 142, 150, 151, and 155 serving the vicinity.
Prime Educational & Healthcare Access: The property is in close proximity to Trinity College Dublin, the National College of Ireland (NCI), and within easy reach of major hospitals like St. James's Hospital and St. Vincent's University Hospital, alongside numerous private clinics and pharmacies.
Vibrant Lifestyle & Retail Hub: Grand Canal Dock is surrounded by a plethora of amenities including renowned restaurants like The Exchequer, Gastropub, Chapter One by Mickael Viljanen, cafes such as Accents Coffee & Kitchen, a multitude of gyms, and retail options including a Spar supermarket within 200m and the Powerscourt Centre a short walk away.
Hypothesis: The exceptional walkability within Grand Canal Dock, coupled with direct access to the Luas and a dense network of bus routes, positions this property as a prime choice for professionals and those prioritizing urban convenience, likely commanding a premium due to its unparalleled access to Dublin's core business, leisure, and cultural offerings.
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.