Apartment 10, Block 1, Harcourt Green, Portobello, Dublin 8, D02 W223
124 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 3 Bed · 2 Bath · 70m² · Apartment
Market Position
Priced Within Local Sold Range
At €525,000, this home is priced within the typical range of 124 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
124 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 €525,000, 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 €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 124 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €525,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
124 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.
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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 3.3% 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
124
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±18%
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 · 124 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Harcourt Green, Charlemont St, Dublin 2, Dublin 2, Dublin | 2025-09-12 | 57m² | |
| 23 Portobello Dock, Portobello Harbour, Dublin 8, Dublin 8, Dublin | 2025-08-29 | 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 Upgrade Potential: Upgrading the C2 BER rating to a B2 could cost an estimated €7,000-€10,000 and is projected to increase property value by €10,000-€15,000, representing a modest investment opportunity.
Details
- Space Efficiency: At 70m², this apartment offers 3 bedrooms and 2 bathrooms, which is a good configuration but slightly smaller than the average property size of 108.37m² within a 1km radius over 180 days.
- Modern Fixtures: The property features 2 bathrooms and 3 bedrooms, aligning with the median of 2 bathrooms and 3 bedrooms recorded in the last 30 days within 1km, indicating it meets current buyer expectations for space and functionality.
- Hypothesis: Given the C2 BER rating, the €557,413 estimated value, and the 70m² size, a strategic investment in energy efficiency upgrades to achieve a B2 rating could unlock an additional €10,000-€15,000 in market value, potentially bringing its total valuation closer to €570,000 and enhancing its appeal against competitor properties.
Amenities
Transport Hub: This property is exceptionally well-connected, situated near the St Stephen's Green Luas stop and served by multiple Dublin Bus routes including 15, 15a, 15b, 14, and 14a, facilitating easy commuting.
Details
- Urban Lifestyle Core: Residents have immediate access to a wealth of amenities, including numerous cafes and restaurants on Camden Street, shopping at Stephen's Green Shopping Centre, and healthcare at the Royal Victoria Eye and Ear Hospital.
- Green Oasis Access: The property is within a short walking distance to St. Stephen's Green Park, offering significant green space, and is also close to the National Museum of Ireland – Archaeology for cultural enrichment.
- Hypothesis: The exceptional connectivity provided by the proximity to the St Stephen's Green Luas stop and key bus routes, combined with the abundance of nearby lifestyle amenities and green spaces, creates a strong quality of life proposition that justifies a premium compared to properties with less immediate access to such urban conveniences.
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.