33 Erne Street Upper, Dublin 2, Dublin 2, D02 EP22
6 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 2 Bed · 2 Bath · 110m² · Townhouse
Market Position
At the Upper End of Local Sales
At €795,000, 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.
6 closed sales nearby · 13mo recency · Moderate 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 €795,000, 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 €39,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €795,000, 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.
€39,750
That's what overbidding by just 5% on a €795,000 home costs you — before interest.
A €19 check before a €795,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €795,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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 · 48% 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
€795,000
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 · Moderate
6
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Albert Court East, Grand Canal St Lower, Dublin 2, Dublin 2, Dublin | 2025-12-19 | 42m² | |
| 105 Longboat Quay South, Grand Canal Dock, Dublin, Dublin | 2025-03-07 | 123m² |
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 C2 Advantage: The C2 BER rating offers a moderate energy efficiency, with estimated annual energy costs for a property of this size potentially ranging from €1,400 to €1,800, approximately €400-€600 lower than a D-rated property.
Details
- Spacious Configuration: With 110 sqm of living space and 2 bedrooms and 2 bathrooms, this townhouse is larger than the average property size of 83 sqm sold within 1km over the past 180 days.
- Value Optimization: Upgrading the BER rating from C2 to a B2 could cost approximately €5,000-€8,000 and potentially increase the property's value by €8,000-€12,000, representing a sound investment.
- Hypothesis: While the C2 BER is reasonable, focusing on a targeted BER upgrade to a B2 could significantly enhance its marketability and long-term energy cost savings, especially given that 100% of properties in the vicinity have an unknown BER, presenting an opportunity to differentiate.
Amenities
Excellent Transport Hub: The property is well-served by Dublin Bus routes 40, 123, and 77A, and is within walking distance to the Luas Red Line at Blackhorse stop (1km), offering excellent connectivity.
Details
- Prime Urban Amenities: Residents have immediate access to St. James's Hospital (500m), numerous cafes and restaurants along James's Street, and the large Phoenix Park within a 1.5km radius.
- Walkability Focus: Located in Dublin 8, Erne Street Upper offers exceptional walkability, with numerous local shops, pharmacies like Hickeys Pharmacy (800m), and the National Museum of Ireland - Decorative Arts & History (1.2km) all easily accessible.
- Hypothesis: The high concentration of healthcare facilities, public transport options, and cultural attractions within a 2km radius, coupled with the area's ongoing regeneration projects, positions 33 Erne Street Upper for continued capital appreciation due to its strong lifestyle and commuter appeal.
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.