Apartment 5, The Moorings, Portobello, Dublin 8, D08 CK65
137 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 2 Bed · 3 Bath · 73m² · Apartment
Market Position
Priced Above Local Sales
At €575,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
137 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 €575,000, 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 €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €19 check before a €575,000 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 137 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
137 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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 decreased 0.7% 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 · 11% 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
€575,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
137
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±15%
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 · 137 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 28 The Moorings, Portobello Harbour, Dublin 8, Dublin 8, Dublin | 2024-12-17 | 52m² | |
| 36 The Moorings, Portobello Harbour, Dublin 8, Dublin 8, Dublin | 2025-10-28 | 59m² |
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 Efficiency: With a B2 BER rating, this apartment offers good energy efficiency; an upgrade to an A-rated BER, costing an estimated €8,000-€12,000, could potentially reduce annual energy costs by €600-€1,000 compared to a D-rated property, increasing overall value.
Space Utilization: At 73.0m², the apartment offers a practical layout with 2 bedrooms and 3 bathrooms, providing a good balance of living space and private facilities for its size.
Value Optimization: The asking price of €575,000 for a 73m², B2-rated, 2-bed, 3-bath apartment is competitive when considering nearby 1km median sale prices for similar broad types at €410,000, suggesting this property offers a premium quality within the segment.
Hypothesis: The prevalence of B2 BER ratings in this developed urban area suggests a standard for modern apartment living, and a targeted investment of €8,000-€12,000 to achieve an A-rating could position this property at the very top of its class, commanding a potential value uplift of €15,000-€20,000 based on typical BER premiums.
Amenities
Transport Links: The property is well-connected, with Dublin Bus routes 1, 15, 40, 79, and 123 providing direct access to city center and surrounding areas.
Lifestyle Hub: Located in Portobello, it's within walking distance of Stephen's Green Shopping Centre, multiple cafes along Camden Street, and the vibrant restaurant scene in the Liberties.
Green Spaces & Recreation: Proximity to St. Patrick's Park and the Grand Canal offers excellent recreational opportunities, complemented by nearby gyms like FlyeFit Portobello.
Hypothesis: The high walkability score of Portobello, underscored by its proximity to the Luas Green Line at Charlemont (500m) and a plethora of bus routes including the 15 and 40, combined with its vibrant café culture and proximity to major employment hubs, creates a strong demand driver that consistently supports higher property values compared to less amenity-rich areas.
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.