78 Millennium Tower, Grand Canal Dock, Hanover Quay, Dublin 2, D04 HW31
81 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.
81 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 81 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €12,500,002 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
81 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 size-adjusted median. 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 decreased 2.8% 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 · 1505% 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
81
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±14%
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 · 81 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.
Details
- 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.
Details
- 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 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.