apartment 202, longboat quay south apartments, hanover quay, dublin 2, d02 ew72
211 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 2 Bed · 2 Bath · 71m² · Apartment
Market Position
Priced Within Local Sold Range
At €485,000, this home is priced within the typical range of 211 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
211 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €485,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 211 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €485,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
211 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 size-adjusted median, 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 increased 2.2% 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.
Statistical Confidence · High
211
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±17%
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 · 211 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 202, Longboat Quay South, Hanover Quay Dublin 2, Dublin 2, Dublin | 2026-01-14 | 71m² | |
| 125 Longboat Quay South, Horse Fair, Grand Canal Dock Dublin 2, Dublin 15, Dublin | 2024-11-27 | 110m² |
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: With a B3 BER rating, this property's estimated annual energy costs are €800-€1,200, representing annual savings of €1,000-€1,400 compared to the €1,800-€2,200 typically associated with a D-rated property of similar size.
Details
- Optimized Layout: The property's 71m² size with 2 bedrooms and 2 bathrooms is efficiently configured and aligns closely with the average property size of 74m² for apartments sold within a 1km radius.
- Bathroom Advantage: Boasting 2 bathrooms, this apartment offers a notable advantage over the typical 1-bathroom setup found in most 2-bedroom properties sold within a 1km radius over the past 180 days, adding practical value.
- Hypothesis: Given the excellent BER B3 rating and dual bathrooms exceeding local median standards, further smart home technology integration (e.g., smart heating controls) could elevate the property to a premium tier, justifying a higher valuation within the competitive Dublin 2 market.
Amenities
Transport Hub: Excellent connectivity with Grand Canal Dock DART station (approx. 500m walk) and Luas Red Line stops at Spencer Dock or Mayor Square (approx. 1km), alongside numerous Dublin Bus routes (e.g., 1, 77a, 151) serving Ringsend Road and Pearse Street.
Details
- Urban Lifestyle: The property is surrounded by lifestyle amenities including Fresh The Good Food Market (200m), a wide array of restaurants like HQ Restaurant and Basil Pizza, and fitness centres such as Flyefit Grand Canal Dock, catering to a vibrant urban living experience.
- Educational Access: Proximity to the National College of Ireland (NCI) and within a short distance to primary schools like St. Patrick's Boys National School in Ringsend, offers strong educational infrastructure for residents.
- Hypothesis: The continued development of tech company headquarters in Grand Canal Dock, coupled with ongoing investment in public realm improvements and pedestrian infrastructure, will likely solidify this area as a prime residential destination, driving sustained demand and premium property values well into the future.
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.