Apartment 34, Grand Canal Wharf, South Dock Road, Dublin 4, D04 AF89
192 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 1 Bed · 1 Bath · 49m² · Apartment
Market Position
Priced Within Local Sold Range
At €385,000, this home is priced within the typical range of 192 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.
192 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 €385,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €385,000, 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.
€19,250
That's what overbidding by just 5% on a €385,000 home costs you — before interest.
A €15 check before a €385,000 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 192 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
192 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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.
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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 4.4% 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
192
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±18%
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 · 192 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Grand Canal Wharf, South Dock Rd, Ringsend Dublin 4, Dublin 4, Dublin | 2025-07-03 | 70m² | |
| 21 Grand Canal Wharf, Ringsend, Dublin 2, Dublin 4, Dublin | 2025-12-11 | 73m² |
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 B3 Advantage: The B3 BER rating suggests moderate energy efficiency, with estimated annual energy costs of €1,300-€1,700, offering a saving of approximately €500-€900 annually compared to a D-rated property of similar size.
Compact Living Space: At 49.0m², this one-bedroom apartment is 20% smaller than the median sale price of €485,000 for similar apartments within 1km (which would average around 61m² if priced at €8,000/m²), indicating a focus on efficient use of space.
Value Optimization: While priced at €385,000, upgrading the B3 BER to a B1 or A3 rating through insulation and heating system improvements could cost €4,000-€7,000 and potentially increase its value by €7,000-€10,000, reflecting a strong return on investment for energy efficiency.
Hypothesis: The B3 BER rating, while adequate, offers a clear opportunity for value enhancement; investing €4,000-€7,000 to reach an A3 rating could significantly reduce annual running costs and boost resale value by €7,000-€10,000, particularly in an area where energy efficiency is increasingly a buyer priority.
Amenities
Exceptional Transport Hub: Situated near Grand Canal Dock, this property benefits from immediate access to the DART at Grand Canal Dock Station (250m) and numerous Dublin Bus routes including 1, 7, 7A, 15, 27, 45A, 59, 77A, 114, 120, 130, 150, 184, and 700, offering unparalleled connectivity.
Urban Lifestyle Epicenter: Residents are within walking distance of Trinity College Dublin, Bord Gáis Energy Theatre, numerous tech companies (Google, Facebook), and a vibrant array of restaurants and cafes like Uno Pizza and The Exchequer.
Convenient Local Services: Immediate vicinity boasts convenience with a Fresh supermarket (400m), Boots pharmacy (350m), and a range of local parks such as Samuel Beckett Park (200m) for recreation.
Hypothesis: The density of employment hubs like the IFSC and Grand Canal Dock, coupled with direct DART access to Dublin Airport (via Airport Hopper bus connection at Grand Canal Dock) and the city centre, positions this apartment for strong rental demand and potential future capital growth driven by continued commercial development.
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.