Apt 12 Gascoigne Court,, Camden Row,, Portobello,, Dublin 8, D08 VW29
131 homes sold nearby. See what they went for — and what to bid on this one.
€645,000 · 3 Bed · 1 Bath · 96m² · Apartment
Market Position
Priced Above Local Sales
At €645,000, 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.
131 closed sales nearby · 9mo 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 €645,000, 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 €32,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €645,000, 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.
€32,250
That's what overbidding by just 5% on a €645,000 home costs you — before interest.
A €19 check before a €645,000 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 131 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €645,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
131 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 size-adjusted median. 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 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
131
Transactions Analysed
Within 1.5km
9 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 · 131 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apartment No 2, 14 Heytesbury Steet, Dublin 8, Dublin 8, Dublin | 2025-07-07 | 67m² | |
| 5 Fernley Court, Long Lane, Dublin 8, Dublin 8, Dublin | 2026-01-30 | 77m² |
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 Advantage: The B3 BER rating suggests moderate energy efficiency, offering potential annual savings of approximately €400-€600 compared to E-rated properties of similar size in the area.
Details
- Efficient Layout: At 96m² with 3 bedrooms and 1 bathroom, this apartment offers a good space distribution for its size, aligning well with the median 2-bedroom configurations but providing an extra bedroom which is a premium feature.
- Value Optimization Potential: While the B3 BER is decent, upgrading to a B2 or A3 rating could cost an estimated €5,000-€8,000 and potentially increase the property's value by €10,000-€15,000, offering a clear return on investment.
- Hypothesis: The prevalence of 1-bathroom configurations across the market data (median 1 bath within 1km and 3km) suggests a potential market opportunity for properties offering a second bathroom, which could significantly enhance resale value and desirability, perhaps by €15,000-€25,000 per additional bathroom if feasible.
Amenities
Prime Transport Hub: This apartment is exceptionally well-connected, being within easy walking distance to the Luas Green Line at Charlemont (approx. 500m) and numerous Dublin Bus routes including 14, 15, 65, and 83 along Camden Street and Harcourt Street.
Details
- Vibrant Lifestyle Amenities: Residents have immediate access to a wealth of amenities, including renowned restaurants like Camden Rotisserie, popular cafes such as Brothers, and major shopping destinations like Stephen's Green Shopping Centre (1km).
- Exceptional Walkability: Located on Camden Row, the property offers outstanding walkability, with St. Stephen's Green (800m), Merrion Square (1.2km), and numerous cultural sites, gyms, and healthcare facilities like the Royal Victoria Eye and Ear Hospital (1.5km) all within a short stroll.
- Hypothesis: The high concentration of 3-bedroom apartments within a 3km radius (3km_30d_median_beds: 3.0) compared to the 1km radius (1km_30d_median_beds: 2.0) suggests that while the immediate vicinity caters to smaller families or couples, the wider Portobello area is increasingly developing as a destination for larger families seeking a more spacious urban living experience, which this property is well-positioned to capitalize on.
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.