25 Berkeley Road, Phibsborough, Dublin 7, D07 KT22
178 homes sold nearby. See what they went for — and what to bid on this one.
€625,000 · 2 Bed · 2 Bath · 90m² · Terrace
Market Position
Priced Within Local Sold Range
At €625,000, this home is priced within the typical range of 178 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.
178 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 €625,000, 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 €31,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €625,000, 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.
€31,250
That's what overbidding by just 5% on a €625,000 home costs you — before interest.
A €19 check before a €625,000 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 178 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €625,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
178 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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 3.8% 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
178
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 · 178 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Berkeley Rd, Phibsborough, Dublin 7, Dublin 7, Dublin | 2025-11-04 | 90m² | |
| 11 Sarsfield St, Phibsboro, Dublin 7, Dublin | 2026-01-30 | 82m² |
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
Energy Efficiency Opportunity: With a BER D rating, upgrading this 90m² property to a B2 rating could cost an estimated €8,000-€12,000 but potentially increase its value by €15,000-€20,000, while reducing annual energy costs from €1,800-€2,200 to €800-€1,200.
Details
- Above-Average Size: At 90m², this terrace house offers significantly more space than the average property within a 1km radius (72m²) and a 3km radius (81m²), providing enhanced living accommodation compared to local norms.
- Modern Bathroom Provision: The property's two bathrooms exceed the median of one to one and a half bathrooms found in properties within a 1km and 3km radius, adding significant convenience and appeal for occupants.
- Hypothesis: Given the property's above-average size and dual bathrooms for a 2-bedroom layout, investing in the BER upgrade could unlock its full market potential, transforming it from a good property to a premium offering that commands even greater buyer interest.
Amenities
Exceptional Connectivity: The property boasts excellent public transport access, located just minutes from the Luas Green Line (Phibsborough and Broadstone - DIT stops) and served by numerous Dublin Bus routes including 40, 40D, 120, and 122, offering rapid city access.
Details
- Key Local Facilities: Immediate access to essential services includes proximity to Mater Misericordiae University Hospital for healthcare and TU Dublin Grangegorman Campus, along with several primary schools like Phibsborough National School, making it highly convenient.
- Vibrant Local Lifestyle: Residents benefit from a thriving local scene with SuperValu Phibsborough and Lidl on Prussia Street for shopping, alongside popular cafes like Two Boys Brew and eateries, and green spaces such as Blessington Street Basin and the Royal Canal Bank for leisure.
- Hypothesis: The ongoing regeneration around the TU Dublin Grangegorman campus, coupled with Phibsborough's established village feel and direct city links, will continue to drive demand and property value growth in this specific micro-location, cementing its status as a highly sought-after Dublin address.
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.