Apartment 10, Block 1, Harcourt Green, Portobello, Dublin 8, D02 W223
109 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 Above Local Sales
At €525,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
109 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 €525,000, get your opening offer, best-and-final range, and walk-away ceiling.
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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 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 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.
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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 6% 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
12 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 |
|---|---|---|---|
| 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.
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.
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 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.