Apartment 1,2, and 3, 1 Grangegorman Lower, Smithfield, Dublin 7, D07 T886
28 homes sold nearby. See what they went for — and what to bid on this one.
€1,250,000 · 4 Bed · 3 Bath · 230m² · Apartment
Market Position
At the Upper End of Local Sales
At €1,250,000, 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.
28 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 €1,250,000, 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 €62,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,250,000, 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.
€62,500
That's what overbidding by just 5% on a €1,250,000 home costs you — before interest.
A €19 check before a €1,250,000 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 28 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
28 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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 1% 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 · 171% 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
€1,250,000
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
28
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 · 28 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apartment 8 Grangegorman Court, 2c Lower Grangegorman, Dublin 7, Dublin 7, Dublin | 2024-10-21 | — | |
| Apt 21, Brunswick Court, Stoneybatter Dublin 7, Dublin 7, Dublin | 2024-11-29 | 89m² |
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
Energy Efficiency: The C2 BER rating means annual energy costs for this 230m² apartment are estimated to be around €1,200-€1,600, offering savings of €600-€1,000 annually compared to less efficient D-rated properties of similar size which could cost €1,800-€2,200.
Exceptional Space: This 230m² apartment, featuring 4 bedrooms and 3 bathrooms, offers an expansive living space significantly larger than the average property size of 57m² in the 1km radius, catering to a premium segment seeking substantial room.
Configuration Advantage: The property's generous size and multiple bedrooms and bathrooms indicate it is exceptionally well-configured to serve as a substantial family home or a high-end city residence, offering distinct appeal in a market dominated by smaller units.
Hypothesis: The property's superior size and C2 BER rating position it as a desirable, relatively low-running-cost asset in Dublin's competitive market, attracting buyers who prioritise space and efficiency, potentially commanding a premium despite its lower per-square-meter asking price relative to smaller local homes.
Amenities
Excellent Connectivity: The property boasts superb transport links, with the Luas Red Line (Smithfield stop within 300m) and numerous Dublin Bus routes (e.g., 37, 39, 39a, 70) easily accessible along Church Street and North King Street, ensuring convenient commuting across the city.
Vibrant Lifestyle Hub: Situated in Smithfield, residents have immediate access to diverse lifestyle amenities including popular eateries like Token and Third Space, the historic Brazen Head pub, and fitness centres such as Gym Plus Smithfield, all within a short walk.
Education & Healthcare Proximity: The property is ideally located near significant educational institutions like Technological University Dublin (TUD) Grangegorman Campus and offers excellent healthcare access with Mater Misericordiae University Hospital and Rotunda Hospital both within approximately 1.5km.
Hypothesis: The blend of extensive local amenities, including top educational institutions, a vibrant social scene, and unparalleled public transport connectivity, elevates this property's desirability, making it highly attractive to a wide range of buyers, from students and young professionals to families seeking a dynamic urban lifestyle.
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.