314 Longboat Quay North Apartments, Grand Canal Dock, Co. Dublin, D02 R202
217 homes sold nearby. See what they went for — and what to bid on this one.
€460,000 · 2 Bed · 2 Bath · 65m² · Apartment
Market Position
Priced Within Local Sold Range
At €460,000, this home is priced within the typical range of 217 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
217 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 €460,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €23,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €460,000, 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.
€23,000
That's what overbidding by just 5% on a €460,000 home costs you — before interest.
A €19 check before a €460,000 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 217 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
217 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 2.7% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
217
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±18%
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 · 217 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 304 Longboat Quay North, Sir John Rogersons Quay, Dublin 2, Dublin 2, Dublin | 2025-01-10 | 86m² | |
| 418 Longboat Quay North, Sir John Rogersons Quay, Dublin 2, Dublin 2, Dublin | 2025-02-21 | 66m² |
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 C3 Energy Performance: A C3 BER rating suggests moderate energy efficiency. Upgrading to a B2 rating could potentially cost between €8,000-€12,000 but may increase property value by €15,000-€20,000, offering a good return on investment.
Standard Size for Location: At 65m², this 2-bedroom, 2-bathroom apartment is of a typical size for modern developments in Grand Canal Dock, aligning with market expectations for this type of property.
Value Optimization Potential: Investing in minor cosmetic upgrades or energy efficiency improvements for this C3 rated property could yield a value increase of €15,000-€20,000 with an estimated upgrade cost of €8,000-€12,000.
Hypothesis: Given the C3 BER rating, focusing on a high-impact upgrade such as improving insulation and window efficiency could significantly reduce annual energy costs from an estimated €1,600-€2,000 (for C3) towards €1,000-€1,400 (for B-rated), making the property more attractive to cost-conscious buyers.
Amenities
Exceptional Transport Links: The area is directly served by the Luas Red Line at the Grand Canal Dock stop (approx. 100m walk) and numerous Dublin Bus routes including 15, 27, 45, 47, 56a, 70, 77a, and 150, providing extensive connectivity.
Vibrant Lifestyle Hub: Residents have immediate access to a plethora of amenities including restaurants like Hiro Japanese Restaurant, cafes such as The Art of Coffee, gyms like PureGym Grand Canal, and green spaces like Shelbourne Park, all within a 1km radius.
High Walkability and Services: The location offers excellent walkability to essential services including Boots pharmacy (200m), Dunnes Stores Simply Food (300m), and proximity to educational institutions like the National College of Ireland (300m).
Hypothesis: The concentration of major tech companies and financial institutions in Grand Canal Dock, coupled with direct Luas access, creates a strong demand pull from young professionals, suggesting that properties here will continue to benefit from rental yields and capital appreciation driven by this demographic.
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.