282 North Circular Road, Phibsboro, Dublin 7, D07 FK16
7 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 6 Bed · 4 Bath · 141m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €795,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
7 closed sales nearby · 15mo recency · Moderate 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 €795,000, 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 €39,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €795,000, 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.
€39,750
That's what overbidding by just 5% on a €795,000 home costs you — before interest.
A €19 check before a €795,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
7
Transactions Analysed
Within 3.0km
15 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 26 Rathdown Rd, Phibsboro, Dublin 7, Dublin 7, Dublin | 2025-04-04 | — | |
| 27 Fontenoy St, Phibsborough, Dublin 7, Dublin 7, Dublin | 2025-10-09 | 190m² |
Transactions within a 3.0km 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
Significant BER Upgrade Needed: The G BER rating necessitates substantial investment; upgrading to a B2 rating could cost an estimated €12,000-€16,000, potentially increasing the property's value by €20,000-€25,000, recouping costs and improving marketability.
High Energy Costs: A G BER rating implies annual energy costs are likely in the range of €2,500-€3,500, significantly higher than the €900-€1,300 for a comparable B-rated property, representing a considerable ongoing expense for the buyer.
Generous Size, Lower Value Per Sqm: With 141 sqm, the property offers substantial space, but the asking price relative to its BER rating suggests a lower value per square meter of €5,640 compared to the €6,826 median within 1km.
Hypothesis: Investing in a comprehensive energy upgrade from G to a B-rated standard, costing approximately €12,000-€16,000, would not only reduce annual energy expenditure by an estimated €1,600-€2,200 but could also add €20,000-€25,000 to the property's market value, transforming a liability into a significant asset.
Amenities
Exceptional Transport Hub: Located in Phibsboro, this property benefits from direct access to Dublin Bus routes 1, 4, 9, 16, 38, 40, 46A, 70, and 140, providing excellent connectivity to the city centre and beyond.
Educational Proximity: Within easy reach are numerous educational institutions, including St. Peter's National School (0.3km), Mary Our Queen National School (0.5km), and the National College of Art and Design (1.2km).
Comprehensive Local Services: The area boasts a wide array of amenities, from the numerous shops and supermarkets in Phibsboro Shopping Centre (0.4km) to healthcare facilities like the Mater Hospital (0.7km) and local GP clinics.
Hypothesis: The Phibsboro area's rich network of essential services, including multiple transport routes like the 140 bus to Dublin Airport and the proximity to the Mater Hospital, combined with its established community feel, suggests that properties here are likely to maintain strong demand from a diverse buyer pool seeking convenience and accessibility.
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.