2 Western Way, Phibsborough, Dublin 7, D07 K1WX
3 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 1 Bed · 1 Bath · 64m² · Detached
Market Position
Significantly Above Local Sales
At €550,000, 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 · 28mo 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 5.0km over the past 36 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 5.0km · 36 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 · 201% 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
€550,000
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 5.0km
28 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 |
|---|---|---|---|
| Charlies Cottage, Greeve, Mount Nugent, Cavan | 2023-08-22 | — | |
| Williamstown, Finea, Mullingar, Westmeath | 2024-10-31 | — |
Transactions within a 5.0km radius and 36-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
Good Energy Efficiency: With a C2 BER rating, this 64m² property offers good energy efficiency, potentially saving €600-€1,000 annually compared to a D-rated property of similar size, which typically incurs €1,800-€2,200 in annual energy costs.
Details
- Compact Detached Living: The 64m² layout, though compact for a detached house, optimizes space for a 1-bedroom configuration, providing a rare private urban dwelling in a highly sought-after area.
- Unique Detached Opportunity: As a detached property, it offers a distinct advantage over the area's prevalent 3-bedroom, 2-bathroom median configurations within a 5km radius, providing rare privacy and potential for specific buyer needs.
- Hypothesis: The detached nature of this 1-bedroom home, despite its compact size, positions it as a niche luxury product in the Phibsborough market, attracting buyers prioritizing privacy and independence over multi-room configurations typical of the area.
Amenities
Exceptional Connectivity: Enjoy seamless commuting with the Luas Cross City (Green Line) Phibsborough stop just moments away, complemented by frequent Dublin Bus routes including 38, 46a, and 120 serving the immediate area.
Details
- Vibrant Lifestyle Hub: The property is ideally located within walking distance of essential amenities like Tesco Phibsborough and Lidl Phibsborough, Mater Misericordiae University Hospital, and a lively array of cafes and restaurants in Phibsborough Village such as Bang Bang and Two Boys Brew.
- Educational & Recreational Access: Benefit from proximity to educational institutions like TU Dublin Grangegorman Campus and St. Peter's National School, while enjoying green spaces at Blessington Street Basin and easy access to Phoenix Park for recreation.
- Hypothesis: Phibsborough's ongoing urban regeneration, particularly around the TU Dublin Grangegorman Campus, suggests continued enhancement of local amenities and infrastructure, further boosting property values and attracting a diverse demographic of residents, including professionals 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.