28 Marguerite Road, Glasnevin, Dublin 9, Glasnevin, Dublin 9, D09 Y3X5
91 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 4 Bed · 1 Bath · 116m² · Terrace
Market Position
Priced Within Local Sold Range
At €695,000, this home is priced within the typical range of 91 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
91 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 €695,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 91 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
91 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 median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 6.3% 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
91
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 · 91 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 49 Marguerite Road, Glasnevin, Dublin 9, Dublin 9, Dublin | 2024-12-04 | 124m² | |
| 24 Cliftonville Rd, Glasnevin, Dublin, Dublin 9, Dublin | 2025-09-08 | 112m² |
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 Improvement Opportunity: With an E1 BER rating, upgrading to a C1 or B2 rating could cost an estimated €10,000-€15,000 and potentially increase property value by €20,000-€30,000, representing a substantial return on investment.
Substantial Size: The 116.0m² size is 13.4% larger than the average property size of 102.3m² within a 1km radius over the last 180 days, offering good space potential.
Value Optimization for BER: Given the E1 BER, investing in insulation and heating upgrades (estimated €8,000-€12,000) could improve its appeal and marketability, aligning it better with the 1km 90-day median BER of 'unknown' (effectively implying a mix, but likely better than E1).
Hypothesis: The E1 BER rating significantly dampens the property's current market value and appeal, requiring a strategic investment of approximately €10,000-€15,000 to reach a C or B rating to fully capitalize on its generous size and desirable location, moving it closer to the €5,999 price per sqm median seen in the 1km 90-day market.
Amenities
Transport Links: The property is well-served by Dublin Bus routes, including the 40, 40A, and 220, providing direct access to Dublin city centre and surrounding areas.
Educational Hub: Glasnevin is home to numerous esteemed educational institutions, including St. Aidan's CBS, Margaret's Secondary School, and the National Botanic Gardens (which offers educational programs), all within a short distance.
Local Convenience: Proximity to the Charlestown Shopping Centre (2km) and local shops on Glasnevin Hill offers convenient retail and service access, enhancing day-to-day living.
Hypothesis: The development of the proposed Metrolink, which is projected to have a station within a 2km radius of Glasnevin, could significantly enhance the long-term transport connectivity and desirability of Marguerite Road, potentially driving up property values further due to improved access to a wider commuter network.
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.