31-35 Grosvenor Square, Rathmines, Dublin 6, D06 DD73
20 homes sold nearby. See what they went for — and what to bid on this one.
€3,600,000 · 3 Bed · 1 Bath · Detached
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Market Position
At the Upper End of Local Sales
At €3,600,000, 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.
20 closed sales nearby · 14mo 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 €3,600,000, 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 €180,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €3,600,000, 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.
€180,000
That's what overbidding by just 5% on a €3,600,000 home costs you — before interest.
A €19 check before a €3,600,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €3,600,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
20 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 303% 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
€3,600,000
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
20
Transactions Analysed
Within 1.5km
14 months
Data Freshness
Most recent sale age
±16%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Observatory Lane, Rathmines, Dublin 6, Dublin 6, Dublin | 2025-11-14 | 110m² | |
| The Cow House, Blackberry Lane, Rathmines Rd Lower, Dublin 6, Dublin | 2026-01-26 | 86m² |
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
Significant BER Upgrade Needed: The G BER rating necessitates substantial investment, with estimated costs of €10,000-€15,000 for insulation, draught-proofing, and heating system upgrades to reach a C rating, which could increase property value by €15,000-€20,000.
Details
- Size Advantage: At 120.0m², the property is slightly larger than the average size of 114.6m² sold within a 1km radius over the past 180 days, offering more living space than typical comparable properties.
- Value Optimization Opportunity: Given the G BER rating, an immediate investment of €10,000-€15,000 in energy efficiency upgrades could unlock significant value and appeal, moving it from the bottom of the BER scale to a more marketable C rating and potentially reducing annual energy costs by €1,200-€1,800 compared to its current state.
- Hypothesis: The current G BER rating, coupled with a single bathroom for a 3-bedroom detached house, suggests a significant backlog of essential upgrades. Future value appreciation for this property is heavily contingent on a strategic investment plan focusing on both energy efficiency and bathroom modernization, rather than solely relying on the prime location.
Amenities
Excellent Transport Hub: The area is well-served by Dublin Bus routes 49, 54A, and 65B, providing direct access to Dublin city centre, and the Luas Green Line at Beechwood stop is within a 10-minute walk, offering efficient connectivity.
Details
- Prime Educational and Healthcare Access: Residents benefit from proximity to highly-regarded schools such as Rathmines College of Further Education (500m) and Stella Maris National School (600m), as well as the nearby St. James's Hospital (2km).
- Vibrant Lifestyle and Retail Hub: The property is surrounded by a plethora of amenities including the boutiques and eateries of Rathmines village, major supermarkets like Tesco and Lidl, and green spaces such as Belgrave Square Park (400m) and the Grand Canal (800m) for recreation.
- Hypothesis: The exceptional walkability within Rathmines, underscored by the presence of multiple bus routes, the Luas Green Line, and a dense concentration of schools, shops, and leisure facilities within a 1km radius, supports a premium valuation for properties that are more aligned with the local market's price points, suggesting the current property's asking price is not driven by these amenity benefits.
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.