2 Gilbert Road, Dublin 8, South Circular Road, Dublin 8, D08 W9T3
29 homes sold nearby. See what they went for — and what to bid on this one.
€775,000 · 3 Bed · 4 Bath · 126m² · End of Terrace
Market Position
Below Typical Sale Prices
At €775,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
29 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 €775,000, 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 €38,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €775,000, 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.
€38,750
That's what overbidding by just 5% on a €775,000 home costs you — before interest.
A €19 check before a €775,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
29 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 median of comparable sales, 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 10.5% 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
29
Transactions Analysed
Within 1.5km
9 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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Ingrim Rd, South Circular Rd, Dublin, Dublin 8, Dublin | 2025-06-28 | 98m² | |
| 2 Hamilton St, Dublin 8, Dublin, Dublin 8, Dublin | 2025-08-05 | 91m² |
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: With a B3 BER rating, this property is positioned favorably, likely resulting in annual energy costs of €1,300-€1,700, significantly lower than the estimated €2,000-€2,600 for a D-rated property of similar size in the area.
Spacious Living: At 126m², this property is larger than the average property size of 89.98m² within a 1km radius over the past 180 days, offering more living space which is a key value driver.
Modern Configuration: The presence of 4 bathrooms for 3 bedrooms suggests a modern and highly convenient layout that appeals to families or those who entertain, potentially adding value beyond standard configurations.
Hypothesis: While the B3 BER is good, upgrading to an A-rated BER through insulation and heating system improvements would cost an estimated €10,000-€15,000 but could increase property value by €20,000-€30,000, and reduce annual energy bills by a further €500-€700, making it a strong investment opportunity.
Amenities
Transport Hub: The property is well-served by Dublin Bus routes 18, 40, and 13, with the Luas Red Line accessible at the James's Hospital stop (approx. 750m), offering excellent connectivity across the city.
Local Education & Healthcare: It is within proximity to educational institutions like Griffith College Dublin (1.2km) and St. Catherine's Primary School (600m), and close to St. James's Hospital (800m) for essential healthcare access.
Vibrant Local Life: The area boasts numerous amenities including The Royal Oak pub, Fegan's Restaurant, and a variety of cafes along the South Circular Road, complemented by the green spaces of St. Audoen's Park (1.5km) and Phoenix Park (3km).
Hypothesis: The South Circular Road's ongoing regeneration, coupled with its central location and established community infrastructure, suggests a strong potential for capital growth, particularly as new developments potentially enhance local retail and leisure offerings, further increasing desirability.
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.