184 Philipsburgh Avenue, Marino, Fairview, Dublin 3, D03 R6C0
114 homes sold nearby. See what they went for — and what to bid on this one.
€585,000 · 3 Bed · 1 Bath · 108m² · Terrace
Market Position
Priced Within Local Sold Range
At €585,000, this home is priced within the typical range of 114 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
114 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 €585,000, 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 €29,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €585,000, 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.
€29,250
That's what overbidding by just 5% on a €585,000 home costs you — before interest.
A €19 check before a €585,000 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 114 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
114 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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 6.6% 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
114
Transactions Analysed
Within 1.5km
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 · 114 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 63 Philipsburgh Tce, Marino, Dublin 3, Dublin 3, Dublin | 2025-05-15 | 79m² | |
| 5 Philipsburgh Terrace, Marino, Dublin 3, Dublin 3, Dublin | 2025-04-28 | 98m² |
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 Upgrade Potential: Improving the E BER rating to a B2 standard could cost approximately €8,000-€12,000, but could increase the property's value by an estimated €15,000-€20,000.
Energy Cost Discrepancy: With an E BER rating, annual energy costs are estimated to be between €1,800-€2,200, significantly higher than the €800-€1,200 for properties with a B2 rating of similar size.
Size vs. Local Average: At 108m², this 3-bedroom terrace home is slightly larger than the median sale price of €574,000 for similar terrace properties within 1km over 180 days, which may indicate a slightly better space-for-value proposition if the condition is good.
Hypothesis: The E BER rating, while a significant drawback in terms of running costs and environmental impact, presents a clear opportunity for value enhancement through targeted energy upgrades, potentially yielding a return on investment exceeding 100% on the upgrade cost if executed efficiently.
Amenities
Transport Hub Access: The area is well-served by Dublin Bus routes 42, 123, and 13, providing direct access to the city centre, with the nearest DART station at Clontarf Road approximately 1.5km away.
Educational Proximity: Key educational facilities include Marino Institute of Education (500m), St. Aidan's CBS (1km), andArdmore House School (700m), catering to various age groups.
Local Retail & Leisure: Residents have convenient access to local shops on Philipsburgh Avenue, and the larger Omni Shopping Centre is approximately 2km away, while Fairview Park offers green space for recreation.
Hypothesis: The strong public transport links and established educational institutions in Marino, combined with increasing commercial development in nearby areas like Drumcondra, suggest a growing appeal for young families and professionals, which could drive sustained demand and value appreciation for properties like this in the medium to long term.
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.