42 Harrington Street, Portobello, Dublin 8, Co. Dublin, D08 E4E4
47 homes sold nearby. See what they went for — and what to bid on this one.
€1,300,000 · 4 Bed · 4 Bath · 202m² · Terrace
Market Position
Priced Within Local Sold Range
At €1,300,000, this home is priced within the typical range of 47 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
47 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 €1,300,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €65,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,300,000, 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.
€65,000
That's what overbidding by just 5% on a €1,300,000 home costs you — before interest.
A €19 check before a €1,300,000 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 47 verified local sales · High confidence
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Price Distribution Analysis
47 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 5.3% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
47
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 · 47 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 38 Synge St, Dublin 8, Dublin, Dublin 8, Dublin | 2025-11-19 | 211m² | |
| 52 Heytesbury Street, Portobello, Dublin 8, Dublin 8, Dublin | 2025-12-05 | 187m² |
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 Uncertainty: The 'BER_PENDING' rating means potential buyers cannot assess the property's energy efficiency and future running costs, which is a critical factor in Dublin's market.
Significant Size: At 202 sq.m., this property is substantial and offers generous living space, which is generally a strong selling point in Dublin 8.
Value Optimization Potential: With a BER rating yet to be determined, a strategic investment in energy efficiency upgrades could significantly enhance the property's long-term value and appeal. For example, upgrading from an assumed D rating (average €1,800-€2,200 annual cost) to a B2 rating (average €800-€1,200 annual cost) could cost €8,000-€12,000 but potentially increase property value by €15,000-€20,000.
Hypothesis: The absence of a BER rating for this large, 4-bedroom, 4-bathroom terrace house introduces a significant unknown. If the eventual BER is poor (E, F, or G), it could depress its market value by €20,000-€40,000 compared to similar properties with B or C ratings, representing a substantial risk for potential buyers unless factored into the asking price.
Amenities
Exceptional Transport Hub: This property is well-served by numerous Dublin Bus routes including 14, 15, 15a, 15b, 18, 40, 54a, 56a, 77a, and 83, and is within walking distance of the Luas Green Line at Harcourt Street (approx. 800m) and Charlemont (approx. 1km).
Rich Lifestyle Amenities: Residents have access to a plethora of dining and cultural options, including Michelin-starred restaurant Liath (approx. 3km), a wide array of cafes and restaurants on Camden Street and Wexford Street, and proximity to St. Stephen's Green Park and Merrion Square for recreation.
Convenient Local Services: The area boasts excellent healthcare access with St. James's Hospital (approx. 2km) and The Coombe Hospital (approx. 1.5km) nearby, alongside numerous pharmacies and local shops on Harrington Street and Camden Street.
Hypothesis: Given the unparalleled walkability and direct access to multiple Luas lines and numerous bus routes from Portobello, the potential for this property to command a significant commuter premium, potentially 5-10% higher than comparable properties in less connected areas, is highly probable, especially for professionals working in the city centre.
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.