4 Henrietta Street, Dublin 1, D01 P6V0
7 homes sold nearby. See what they went for — and what to bid on this one.
€175,000,010 · 10 Bed · 4 Bath · 930m² · Terrace
Market Position
At the Upper End of Local Sales
At €175,000,010, 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.
7 closed sales nearby · 16mo 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 €175,000,010, 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 €8,750,001 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €175,000,010, 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.
€8,750,001
That's what overbidding by just 5% on a €175,000,010 home costs you — before interest.
A €19 check before a €175,000,010 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €175,000,010 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
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 · 17057% 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
€175,000,010
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
7
Transactions Analysed
Within 3.0km
16 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 1 55 Mountjoy St, Dublin 7, Dublin 7, Dublin | 2024-11-26 | — | |
| 2 St Clements Road, Drumcondra, Dublin 9, Dublin | 2024-07-09 | 195m² |
Transactions within a 3.0km radius and 24-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 Opportunity: With an 'SI_666' (Unknown) BER rating, this 930m² property likely requires extensive energy improvements; upgrading to a B2 rating could cost an estimated €80,000-€150,000 but potentially add €150,000-€300,000 to its market value due to its vast size.
Details
- Exceptional Scale & Configuration: The property's sprawling 930m² size and 10 bedrooms are significantly larger than the 1km average property size of 57m² and median of 2 bedrooms, presenting a unique opportunity for multi-unit conversion or specialized commercial development.
- Value-Add Potential per Square Meter: At an estimated €1,121 per square meter, compared to the 1km median of €6,833 per square meter, the property offers a substantial discount per unit of area, highlighting its potential for significant value appreciation post-renovation or redevelopment.
- Hypothesis: Given its immense size, high bedroom count, and unknown BER, this property is poised for a transformative redevelopment project, likely catering to institutional investors or developers aiming to capitalize on its potential as a high-density residential scheme or boutique commercial entity in Dublin 1's historic core.
Amenities
Premier Transport Connectivity: The property boasts excellent public transport access, with the Luas Red Line accessible at Dominick Street (approx. 500m) and Jervis Street (approx. 700m), along with multiple Dublin Bus routes (e.g., 1, 11, 13, 16, 41, 44) serving Parnell Square and O'Connell Street within a 300-500m walk.
Details
- Central Lifestyle & Healthcare Access: Enjoy immediate access to key lifestyle amenities including the Rotunda Hospital (approx. 300m), extensive shopping on Henry Street and O'Connell Street (within 500m), and higher education at Bolton Street DIT Campus (approx. 800m) and the Grangegorman Campus (approx. 1.5km).
- High Walkability & Local Services: Henrietta Street offers exceptional walkability, providing easy pedestrian access to local pharmacies on Parnell Street, a diverse range of cafes and restaurants in the Capel Street area, and cultural attractions like the Hugh Lane Gallery, all within a 1km radius.
- Hypothesis: The property's location on Henrietta Street, a historic Georgian thoroughfare, combined with unparalleled connectivity and proximity to essential city-centre amenities, positions it perfectly for a high-end restoration or adaptive reuse project that would command a premium from buyers seeking distinctive urban living with cultural heritage.
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.