Apartment 1, 43 Harrington Street, Portobello, Dublin 8, Co. Dublin, D08 YA62
109 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 1 Bed · 2 Bath · 82m² · Apartment
Market Position
Below Typical Sale Prices
At €395,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
109 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 109 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
109 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 5.5% 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
109
Transactions Analysed
Within 1.5km
11 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 · 109 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Harcourt Hall, Charlotte Way, Dublin 2, Dublin 2, Dublin | 2025-01-31 | 60m² | |
| 25 Harcourt Hall, Charlotte Way, Dublin 2, Dublin | 2025-04-22 | 55m² |
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 Impact: The SI_666 BER rating is significantly below average and would likely cost €10,000-€15,000 to upgrade to a C or B rating, potentially increasing the property's value by €18,000-€25,000.
Space Efficiency: At 82 sqm, this 1-bedroom apartment with 2 bathrooms offers a generous living space for its bedroom count, suggesting good layout potential for its size.
Value Optimization Potential: The €388,598.22 estimated value versus the €395,000 asking price suggests a small upside, but significant value enhancement would come from addressing the BER rating and potential interior modernizations.
Hypothesis: Given the SI_666 BER rating, the estimated annual energy cost for this apartment could be €2,000-€2,600, compared to €900-€1,300 for a similar-sized apartment with a B2 rating, representing a €1,100-€1,300 annual saving opportunity for a buyer willing to invest in energy efficiency upgrades.
Amenities
Transport Connectivity Hub: This apartment benefits from excellent connectivity, being within walking distance to numerous Dublin Bus routes including 15, 15A, 15B, 14, 14A, 14C, 150, and 151, and a manageable walk to the Luas Green Line at Harcourt or St Stephen's Green stops.
Lifestyle and Retail Hub: The Portobello location places residents near a plethora of amenities including independent cafes on Camden Street, supermarkets like Tesco Portobello, and shops along Wexford Street and Camden Street, offering vibrant city living.
Walkability and Green Space: Residents can easily walk to Stephen's Green, Merrion Square, and the canals of Portobello, fostering a high degree of walkability for leisure and daily errands, with the Royal College of Surgeons in Ireland and Trinity College within a 2km radius.
Hypothesis: The strong walkability score for Portobello, evidenced by its proximity to numerous cafes (e.g., Eighty-Eight), restaurants (e.g., Hang Dai Chinese), and educational institutions (e.g., Aungier Street campus of TU Dublin), combined with the limited number of 1-bedroom apartments sold within 0.5km (implied by the overall count of 633 nearby properties), suggests this property could attract significant interest from young professionals and downsizers, potentially seeing a 5-7% price increase upon sale.
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.