13A The Borough, Phibsboro, Dublin 7, D07 Y288
14 homes sold nearby. See what they went for — and what to bid on this one.
€590,000 · 4 Bed · 2 Bath · 110m² · Detached
Market Position
Priced Within Local Sold Range
At €590,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 12mo 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 €590,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €29,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €590,000, 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.
€29,500
That's what overbidding by just 5% on a €590,000 home costs you — before interest.
A €19 check before a €590,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €590,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 8% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
14
Transactions Analysed
Within 3.0km
12 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 50 Cabra Rd, Phibsborough, Dublin 7, Dublin 7, Dublin | 2025-04-23 | 263m² | |
| 5 Palmerston Place, Broadstone, Dublin 7, Dublin 7, Dublin | 2025-07-30 | 155m² |
Transactions within a 3.0km 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 Improvement Opportunity: Upgrading the D1 BER rating to a B2 would likely cost €8,000-€12,000 and could increase property value by €15,000-€20,000, presenting a clear return on investment.
Size Efficiency: At 110m², this 4-bedroom detached home offers approximately 27.5m² per bedroom, which is standard for family homes but might be perceived as slightly compact for a detached property of this size in premium Dublin markets.
Value Optimization: The difference between the estimated value of €676,654 and the asking price of €590,000 suggests an immediate potential gain of €86,654 for a buyer who secures it at asking, provided the value is achieved.
Hypothesis: The D1 BER rating, while a current drawback, might be a strategic advantage for a buyer focused on adding value, as the cost to improve to a C or B rating is significantly less than the potential capital appreciation and energy cost savings over the medium term, especially given its location.
Amenities
Exceptional Connectivity: Located in Phibsborough, this property is served by numerous Dublin Bus routes including 40, 40B, 40D, 140, and 37, providing direct links to the city centre and surrounding suburbs, with the Luas Red Line at the Smithfield stop approximately 1.5km away.
Educational Hub Access: The property is within proximity to St. Peter's National School (600m), St. Declan's College (800m), and Dublin City University (DCU) is accessible via public transport (approx. 4km).
Local Lifestyle Amenities: Residents benefit from immediate access to The Village Centre Phibsborough for shopping, with numerous cafes and restaurants like Oscars Cafe and The White Moose Cafe nearby, plus the large green space of Phoenix Park is less than 2km away.
Hypothesis: The significant number of nearby properties (3,453 within 1km) suggests a mature and well-serviced area, and the asking price being below the estimated value of €676,654 could indicate that buyers are not fully pricing in the amenity-rich and highly connected nature of Phibsborough, 7, which is a strong value proposition for commuters and families.
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.