38 Forbes Quay , Grand Canal Dock, Co. Dublin, D02 NY28
214 homes sold nearby. See what they went for — and what to bid on this one.
€750,000 · 3 Bed · 2 Bath · 94m² · Apartment
Market Position
At the Upper End of Local Sales
At €750,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
214 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 €750,000, 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 €37,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €750,000, 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.
€37,500
That's what overbidding by just 5% on a €750,000 home costs you — before interest.
A €19 check before a €750,000 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 214 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
214 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 increased 4.7% 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.
Financial Exposure · 17% 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
€750,000
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
214
Transactions Analysed
Within 1.5km
11 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 · 214 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, annual energy costs are estimated at €1,500-€2,000, offering savings compared to a D-rated property which might incur €2,200-€2,800 annually.
Size Advantage: At 94m², this apartment offers a spacious living area, exceeding the typical size for many apartments in the immediate vicinity where the median sale price of similar apartments within 1km was €465,000.
Value Optimization: While the B2 BER is good, a strategic upgrade to a B1 or A rating, costing approximately €4,000-€7,000, could potentially enhance the property's value by €8,000-€12,000 and further reduce running costs.
Hypothesis: The B2 BER rating positions this apartment favorably, but the proximity of higher-density apartment developments within 0.5km, which may have B1 or A ratings, could create a competitive disadvantage. Focusing on marginal energy efficiency improvements could solidify its premium appeal in a market where energy performance is increasingly valued.
Amenities
Transport Hub: The area is served by Dublin Bus routes 15, 47, and 77A, with the Grand Canal Dock DART station a short walk away, providing excellent connectivity.
Cultural & Retail Hub: Residents have immediate access to numerous restaurants, cafes, and shops in the Grand Canal Dock, including Herbert Park and the Bord Gáis Energy Theatre within walking distance.
Work & Study Proximity: Located within walking distance to major tech employers like Google and Facebook, and close to Trinity College Dublin and NCAD, offering significant appeal to professionals and students.
Hypothesis: The exceptional walkability and direct access to over 1,079 properties within 0.5km, combined with the concentration of high-paying tech jobs and €7,000+ per sqm sales, indicate that properties in Grand Canal Dock command a location premium not solely based on size or BER, but on a unique blend of urban amenities and employment opportunities.
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.