38 Forbes Quay Apartments, Grand Canal Dock, Dublin 2, D02 NY28
201 homes sold nearby. See what they went for — and what to bid on this one.
€775,000 · 3 Bed · 2 Bath · 94m² · Apartment
Market Position
At the Upper End of Local Sales
At €775,000, 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.
201 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €775,000, 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 €38,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €775,000, 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.
€38,750
That's what overbidding by just 5% on a €775,000 home costs you — before interest.
A €19 check before a €775,000 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 201 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
201 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 median of comparable sales. 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 decreased 2% 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.
Financial Exposure · 26% 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
€775,000
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
201
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±19%
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 · 201 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 Hanover Riverside, Sir John Rogersons Quay, Riverside Dublin 2, Dublin 2, Dublin | 2025-02-18 | 106m² | |
| 17 Forbes Quay, Sir John Rogersons Quay, Dublin 2, Dublin 2, Dublin | 2025-12-09 | 110m² |
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: With a B2 BER rating, this apartment is relatively energy-efficient, offering moderate annual energy cost savings compared to lower-rated properties.
Spacious Layout: At 94.0m² with 3 bedrooms and 2 bathrooms, the property offers a generous living space, which is well-suited for families or those requiring extra room, a positive attribute in a prime urban location.
Value Optimization Potential: While the BER is B2, achieving an A-rating through further insulation and HVAC upgrades (estimated €8,000-€12,000) could potentially increase property value by €15,000-€20,000 and further reduce annual energy costs which are currently estimated at €1,800-€2,200.
Hypothesis: The B2 BER rating indicates a decent level of energy performance, but the market is increasingly favouring A-rated properties in Dublin 2, suggesting that while current operational costs are manageable, future resale value could be significantly enhanced by achieving an A-rating, an investment of €8,000-€12,000 potentially unlocking a higher premium than typical.
Amenities
Transport Hub: Situated in Grand Canal Dock, this property benefits from excellent connectivity, including the LUAS Red Line at Mayor Square – NCI stop and multiple Dublin Bus routes such as 1, 7, 7A, 47, and 77A serving the immediate area.
Prime Urban Lifestyle: The location offers proximity to a wealth of amenities including shopping at the Stephen's Green Shopping Centre, dining at popular spots like The Greenhouse and Chapter One, and relaxation at Merrion Square Park.
Walkability & Services: Residents can enjoy high walkability to essential services like pharmacies, numerous cafes including The Lombard and Bewley's Grafton Street, and healthcare access via the Mater Private Hospital within a short distance.
Hypothesis: The concentration of tech companies and financial services in the Grand Canal Dock area, coupled with its exceptional transport links and high-end residential offerings, is creating a micro-market where properties like this, even at a premium, are likely to see sustained demand and potential for capital appreciation due to ongoing urban regeneration and job creation.
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.