41 Victoria Street, Portobello, Dublin 8, D08 K0W4
84 homes sold nearby. See what they went for — and what to bid on this one.
€1,295,000 · 3 Bed · 1 Bath · 152m² · Terrace
Market Position
Priced Above Local Sales
At €1,295,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
84 closed sales nearby · 10mo 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 €1,295,000, 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 €64,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,295,000, 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.
€64,750
That's what overbidding by just 5% on a €1,295,000 home costs you — before interest.
A €19 check before a €1,295,000 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 84 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
84 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 4.4% 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 · 15% 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
€1,295,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
84
Transactions Analysed
Within 1.5km
10 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 · 84 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Florence St, Dublin 8, Dublin, Dublin 8, Dublin | 2025-03-11 | 96.1m² | |
| 21 Kingsland Park Avenue, Portobello, Dublin 8, Dublin | 2025-11-28 | 112m² |
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 Rating Upgrade Potential: With a C3 BER rating, strategic upgrades to insulation, heating systems, and windows could cost an estimated €10,000-€15,000 and potentially increase the property's market value by €18,000-€25,000, alongside a projected annual energy saving of €500-€800 compared to a D-rated property.
Generous Size: At 152.0m², this property offers a substantial living space, which is well above average for the area and a key selling point, especially considering only 1 bathroom for 3 bedrooms, suggesting a potential opportunity for a second bathroom to enhance value and functionality.
Value Optimization: The current configuration of 3 bedrooms and 1 bathroom, coupled with a C3 BER, represents a baseline quality for this size. Optimizing by adding a second bathroom could cost €5,000-€8,000 and potentially yield a value uplift of €15,000-€20,000 in this market.
Hypothesis: The C3 BER rating on a property of this size and potential value suggests that its energy efficiency is not a primary value driver currently, but rather its prime location and size. Future value appreciation may be significantly boosted by a targeted energy efficiency upgrade program, moving it to a B rating, which could capture a premium in an increasingly eco-conscious market.
Amenities
Exceptional Transport Hub: The property is excellently served by public transport, with numerous Dublin Bus routes including the 15, 15a, 15b, 14, 14a, 150, and 18 passing within close proximity, and the Luas Green Line accessible via Harcourt or St Stephen's Green stops (within 1.5km).
Prime Lifestyle Location: Residents have immediate access to a vibrant array of amenities, including the shops and cafes of Camden Street, George's Street, and the variety of restaurants in the nearby Creative Quarter, with Stephen's Green Park (1km) offering significant green space.
Educational and Healthcare Proximity: Situated near esteemed educational institutions such as Loreto College St. Stephen's Green (1.2km) and Griffith College Dublin (1.8km), and within easy reach of St. James's Hospital (2.5km) and the Royal Victoria Eye and Ear Hospital (1.9km).
Hypothesis: The high walkability score implied by the dense concentration of amenities and transport links in Portobello, combined with its proximity to the city core, suggests that the demand for properties here is heavily influenced by a 'lifestyle premium' that often overlooks minor drawbacks like a single bathroom or BER rating, favoring immediate access to urban convenience and social hubs.
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.