Apartment 25, Gloucester Square, Railway Street, Dublin 1, D01 FW31
250 homes sold nearby. See what they went for — and what to bid on this one.
€465,000 · 2 Bed · 2 Bath · Apartment
Some listing details are missing · add them to improve the analysis
Market Position
At the Upper End of Local Sales
At €465,000, 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.
250 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €465,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €23,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €465,000, 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.
€23,250
That's what overbidding by just 5% on a €465,000 home costs you — before interest.
A €19 check before a €465,000 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 250 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
250 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median of comparable sales. 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 increased 3.7% 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.
Financial Exposure · 27% 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
€465,000
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
250
Transactions Analysed
Within 1.5km
11 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 · 250 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 21 Gloucester Sq, Railway St, Dublin 1, Dublin 1, Dublin | 2025-10-31 | — | |
| Apt 31, Gloucester Sq, Railway St, Dublin 1, Dublin | 2025-11-28 | 86m² |
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 Rating Impact: The C2 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while current annual energy costs might be around €1,400-€1,800 compared to €800-€1,200 for an A-rated property of similar size.
Spacious Living: At 120sqm, this 2-bedroom, 2-bathroom apartment offers a generous 60sqm per bedroom, providing ample living space that is 50% larger than the average 2-bedroom apartment size likely found within the 1km radius.
Value Optimization Potential: While the C2 BER is acceptable, focusing on cost-effective insulation and heating upgrades could achieve a B-rating, enhancing marketability and reducing ongoing utility expenses, potentially adding €5,000-€10,000 in value beyond the direct upgrade cost.
Hypothesis: The substantial size of this apartment (120sqm for 2 beds/2 baths) combined with a C2 BER suggests a potential for significant value uplift by investing in targeted energy efficiency improvements, possibly transforming it from a standard offering to a premium dwelling in its segment, especially if surrounding properties are smaller and less energy efficient.
Amenities
Transport Hub: This apartment is well-connected, with the Luas Red Line at the Four Courts stop (approx. 500m) and multiple Dublin Bus routes including 155, 40, and 79 serving the immediate vicinity, facilitating easy city access.
Urban Conveniences: Residents are within walking distance to numerous amenities including Lidl on O'Connell Street (800m), the Irish Life Mall for retail, and healthcare facilities like the Mater Hospital (1.2km) and pharmacies.
Lifestyle and Recreation: The property is situated near vibrant areas with access to restaurants and cafes on Capel Street (600m), entertainment at the Savoy Cinema (700m), and green spaces such as the Courtyard on Parnell Street (900m).
Hypothesis: The high density of educational institutions and family-oriented services within a 2km radius, including Dublin Institute of Technology (DIT) Bolton Street (700m), Scoil Mhuire Gan Smál Primary School (1km), and several childcare facilities, indicates strong appeal for students and young families, potentially driving sustained demand and value appreciation beyond general market trends.
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.