Apartment 20, Georges Quay Apartments, Dublin 2, D02 Y959
196 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 1 Bath · 57m² · Apartment
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 196 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
196 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 €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.
€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 196 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
196 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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.
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 increased 3.4% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
196
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±19%
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 · 196 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 21, 2 Georges Quay, Dublin 2, Dublin 2, Dublin | 2025-05-22 | 62m² | |
| 29 Apt 2, Georges Quay, Dublin 2, Dublin 2, Dublin | 2025-10-01 | 53m² |
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
Upgrade Investment: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000, but would likely increase property value by €15,000-€20,000.
Details
- Space Efficiency: At 57.0m², this 2-bedroom apartment is slightly smaller than the average property size of 67.4m² sold within 1km over the last 180 days, suggesting efficient use of space.
- Value Optimization Opportunity: Given the D1 BER, immediate and strategic energy efficiency upgrades (e.g., insulation, boiler replacement) are recommended to enhance market appeal and reduce long-term running costs, which are estimated to be €1,800-€2,200 annually compared to €800-€1,200 for B-rated properties.
- Hypothesis: Investing in a BER upgrade for this D1 rated apartment to a B2 standard could not only yield a positive return on investment of €3,000-€12,000 but also significantly improve its rental yield potential in Dublin 2, potentially attracting higher-paying tenants seeking energy-efficient homes.
Amenities
Prime Transport Hub: This apartment benefits from exceptional connectivity, including the Luas Red Line at George's Dock stop (400m) and numerous Dublin Bus routes such as 70, 15, 15a, 15b, and 27 right on its doorstep.
Details
- Urban Lifestyle Access: Residents are within walking distance of Trinity College Dublin, the Bord Gáis Energy Theatre, and a plethora of restaurants and cafes along the Liffey quays, enhancing lifestyle appeal.
- Convenient Retail & Services: Key amenities include a Tesco Express (200m), Spar (300m), and pharmacies like Boots (400m), ensuring daily needs are easily met with excellent walkability.
- Hypothesis: The proximity to the Docklands and its ongoing development, coupled with direct Luas and DART access, positions this property for future capital appreciation as Dublin's central business district continues to expand, potentially increasing its value by 10-15% over the next five years due to enhanced infrastructure and amenity access.
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.