8 Hogan Square, Hogan Place, Grand Canal Dock, Dublin 2, D02 YD56
209 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 2 Bed · 2 Bath · 66m² · Apartment
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 209 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
209 closed sales nearby · 12mo 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 €495,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 209 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
209 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with 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 increased 2.5% 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.
Statistical Confidence · High
209
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±17%
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 · 209 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Hogan Sq, Hogan Place, Dublin 2, Dublin 2, Dublin | 2025-10-01 | 42m² | |
| 1 Hogan Sq, Hogan Place, Dublin 2, Dublin 2, Dublin | 2025-07-16 | 60m² |
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 C3 Limitation: The C3 BER rating suggests potential for energy cost savings; upgrading to a B2 rating could cost an estimated €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000, and reduce annual energy costs by approximately €800-€1,200 compared to lower-rated properties.
Compact Living Space: At 66sqm, this apartment is smaller than the average property size of 86sqm within 1km over the last 180 days, offering a more compact living solution.
Standard Configuration: The 2-bedroom, 2-bathroom configuration aligns with the median of 2 bedrooms and 2 bathrooms found within 1km over the past 180 days.
Hypothesis: While the C3 BER is a factor, the property's value optimisation could be significantly enhanced by targeted energy efficiency upgrades, transforming its financial appeal from a cost centre to a value-adding investment that appeals to a broader buyer demographic seeking long-term savings.
Amenities
Excellent Transport Hub: The property is well-served by the Luas Red Line at the Mayor Square - NCI stop, a short walk away, and numerous Dublin Bus routes including 15, 25, 27, 41, 46a, 56a, 70, and 145, providing extensive connectivity.
Prime City Lifestyle: Residents have immediate access to a plethora of lifestyle amenities, including restaurants like Charlotte Quay Restaurant, cafes such as Accents Coffee & Tea Lounge, and green spaces like Merrion Square Park, all within walking distance.
Convenient Daily Needs: Within close proximity are supermarkets like Tesco Baggot Street and Dunnes Stores, alongside healthcare facilities such as Holles Street Hospital and numerous pharmacies, ensuring all daily needs are met.
Hypothesis: The hyper-connectivity and density of high-quality amenities within a 1km radius of Hogan Square, especially its proximity to tech hubs and transport nodes, will continue to drive rental demand and capital appreciation, making it a resilient investment despite short-term price fluctuations.
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.