13 Synnott Place, Phibsborough, Dublin 7, D07 E7N5
3 homes sold nearby. See what they went for — and what to bid on this one.
€775,000 · 6 Bed · 7 Bath · 120m² · Apartment
Market Position
Significantly Above Local Sales
At €775,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 14mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 3.0km over the past 24 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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.
Financial Exposure · 94% 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
€775,000
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 · Low
3
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apartment 7 Grangegorman Court, 2c Lower Grangegorman, Dublin 7, Dublin 7, Dublin | 2024-05-16 | 104m² | |
| Apt 7 Emmet Place, Ushers St, Dublin 2, Dublin 2, Dublin | 2026-01-05 | 113m² |
Transactions within a 3.0km radius and 24-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 Investment Opportunity: With a D1 BER rating, upgrading to a B2 standard could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and enhancing market appeal.
Details
- Unusual Configuration: The property's configuration of 6 bedrooms and 7 bathrooms within a 120m² apartment is highly atypical compared to the 1km median of 2 bedrooms and 1 bathroom, suggesting potential challenges in finding a buyer seeking this specific layout or a need for significant reconfiguration.
- Space Efficiency Question: While 120m² is substantial, the high number of rooms within this size suggests a potentially cramped layout for each individual bedroom/bathroom, which may not align with modern buyer expectations for space and comfort.
- Hypothesis: The D1 BER rating and the extreme bed/bath ratio suggest this property might have been adapted for a purpose other than a standard family dwelling, such as a multi-let accommodation or a specialized rental business, which could significantly influence its future valuation and buyer pool.
Amenities
Excellent Connectivity: The area is well-served by Dublin Bus routes 1, 7, 46a, 140, and 142, and is within walking distance to the Luas Red Line at Smithfield stop (approx. 1.2km), facilitating easy commutes across Dublin.
Details
- Educational Hub: Proximity to prominent educational institutions including Belvedere College (1.5km), Trinity College Dublin (3km), and the National College of Art and Design (1km) makes it attractive for students and academics.
- Local Convenience: Within walking distance are shops like Tesco Phibsborough (600m), Boots pharmacy, and numerous cafes and restaurants along Phibsborough Road, enhancing daily convenience and quality of life.
- Hypothesis: The area's designation as a regeneration zone, coupled with its proximity to major educational and healthcare institutions like Mater Hospital (1km) and Temple Street Children's University Hospital (1.5km), indicates strong potential for sustained rental demand and capital appreciation, particularly for properties that can cater to student or medical professional accommodation needs.
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.