16 Emmet Street, North Circular Road, Dublin 1, D01 F3C5
184 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 3 Bed · 2 Bath · 95m² · Terrace
Market Position
Priced Within Local Sold Range
At €525,000, this home is priced within the typical range of 184 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
184 closed sales nearby · 10mo 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 €525,000, 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 €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 184 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €525,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
184 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
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 4.3% 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
184
Transactions Analysed
Within 1.5km
10 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 · 184 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apartment 1, 16 Emmet Street, Dublin 1, Dublin 1, Dublin | 2025-12-16 | 95m² | |
| 13 Rutland Place, North Circular Road, Dublin 1, Dublin 1, Dublin | 2025-05-26 | 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
Exceptional Energy Efficiency: With an outstanding A2 BER rating, this property ensures annual energy costs are significantly lower, estimated at €800-€1,200 compared to €1,800-€2,200 for typical D-rated properties of this size in Dublin, saving €1,000-€1,400 annually.
Details
- Superior Size and Configuration: At 95.0m² with 3 bedrooms and 2 bathrooms, this property is notably larger than the average 75.58m² and median 2-bed, 1-bath configuration for properties sold within a 1km radius, offering enhanced living space and functionality.
- Modern Advantage in Local Market: The property's A2 BER rating provides a clear advantage in an area where 100% of recorded nearby sales have unknown BERs, positioning it as a premium offering with guaranteed lower running costs and strong market appeal.
- Hypothesis: The combination of a spacious 95m² layout and a rare A2 BER in a market predominantly featuring smaller, less efficient homes (median 75m², 2-bed, 1-bath, unknown BER) positions this property to command a growing premium as buyers increasingly prioritize sustainability and lower running costs.
Amenities
Outstanding Transport Connectivity: The property boasts excellent transport links with direct access to multiple Dublin Bus routes on North Circular Road (e.g., 4, 9, 38, 39, 46A) and the nearby Phibsborough / Grangegorman Luas Green Line stop, facilitating rapid city-wide access.
Details
- Immediate Healthcare & Education Access: Benefiting from immediate proximity to essential services, the property is within 500m of Mater Misericordiae University Hospital and a short walk to reputable primary schools like O'Connell Primary School, enhancing convenience for families and professionals.
- Vibrant Local Lifestyle & Retail: Enjoy a dynamic urban lifestyle with Phibsborough's diverse cafes (e.g., Two Boys Brew), restaurants, and a Lidl supermarket all within 1km, complemented by easy access to the scenic Royal Canal Greenway for recreation and leisure.
- Hypothesis: The property's central Dublin 1 location, combined with unparalleled access to major hospitals, expanding Luas connectivity, and the DIT Grangegorman campus, will increasingly attract healthcare professionals and students, driving sustained rental demand and long-term capital appreciation.
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.