78 Millennium Tower, Grand Canal Dock, Hanover Quay, Dublin 2, D04 HW31
80 homes sold nearby. See what they went for — and what to bid on this one.
€12,500,002 · 2 Bed · 2 Bath · 123m² · Apartment
Market Position
At the Upper End of Local Sales
At €12,500,002, 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.
80 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 €12,500,002, 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 €625,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €12,500,002, 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.
€625,000
That's what overbidding by just 5% on a €12,500,002 home costs you — before interest.
A €19 check before a €12,500,002 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 80 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
80 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 1.9% 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 · 1474% 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
€12,500,002
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
80
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±13%
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 · 80 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 38 Charlotte Quay Dock, Ringsend Rd, Dublin 4, Dublin 4, Dublin | 2025-03-05 | 77m² | |
| 182 The George Charlotte Quay, Ringsend Dublin 4, Dublin, Dublin 4, Dublin | 2025-10-31 | 80m² |
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
Strong Energy Efficiency: With a C3 BER rating, this apartment offers good energy efficiency, potentially saving residents approximately €600-€1,000 annually compared to a D-rated property of a similar size, where annual energy costs could range from €1,800-€2,200.
Generous Living Space: At 123 square meters, this 2-bedroom apartment offers significantly more living space than the average 82 square meters for properties sold within a 1km radius over the past 180 days, providing a spacious and desirable layout.
Dominant Apartment Market: Over the last 180 days, apartments constituted 69% of all property sales within a 1km radius, confirming the property's type aligns with the prevalent market inventory and buyer expectations in this dense urban area.
Hypothesis: The large 123m² footprint for a 2-bedroom layout, combined with a C3 BER, suggests this apartment is designed for high-end, long-term urban living rather than typical investment, potentially attracting buyers seeking premium space and lower running costs in a compact market.
Amenities
Unrivalled Connectivity: Located minutes from Grand Canal Dock DART station (approx 300m), this property offers excellent rail access, complemented by Dublin Bus routes 1, 47, and 77a providing extensive city-wide connections.
Vibrant Lifestyle & Education Hub: Situated in a dynamic area featuring Grand Canal Square, the property is a short walk from the National College of Ireland (NCI) and surrounded by popular dining spots like The Marker Hotel and HQ Restaurant.
Highly Walkable Local Access: Residents benefit from exceptional walkability, with SuperValu Hanover Quay (approx 400m) and Ringsend Medical Centre (approx 600m) easily accessible on foot, ensuring daily conveniences are just steps away.
Hypothesis: The sustained high demand and property appreciation in Grand Canal Dock, despite broader market fluctuations, are fundamentally driven by its unique status as Dublin's 'Silicon Docks,' continuously attracting high-earning professionals drawn to the unparalleled walk-to-work lifestyle and premium amenities.
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.