36 King's Inns Court, Phibsborough Road, Phibsborough, Dublin 7, D07 TRT9
250 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 1 Bed · 1 Bath · Apartment
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Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 250 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.
250 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €295,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 250 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €295,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
250 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
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 increased 1.7% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
250
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 · 250 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 37 Kings Inns Court, Phibsborough Rd, Phibsborough Dublin 7, Dublin 7, Dublin | 2025-03-18 | 46m² | |
| 2 Georges Wharf, Royal Canal Bank, Phibsborough, Dublin 7, Dublin | 2026-01-07 | — |
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: Upgrading the E2 BER rating to a B2 could cost approximately €8,000-€12,000 but is projected to increase the property's value by €15,000-€20,000 based on local market trends.
Details
- Compact Living: At 46.0m², this 1-bedroom apartment is smaller than the average property size of 63.4m² within a 1km radius over the past 180 days, potentially impacting long-term desirability for some buyers.
- Energy Cost Burden: The E2 BER rating suggests annual energy costs could range from €1,800-€2,200, significantly higher than the €800-€1,200 for B-rated properties of similar size in the area.
- Hypothesis: Given that 100% of properties in the 1km radius have an unknown BER rating over the last 180 days, the current E2 rating, while below average, presents a clear opportunity for value enhancement through targeted energy efficiency upgrades that could recoup investment within 1-2 years based on projected energy savings and increased resale value.
Amenities
Transport Hub Access: This property is well-connected, with easy access to Dublin Bus routes 25, 66, and 67 serving Phibsborough Road, and within walking distance to the Luas Red Line at Smithfield stop (approximately 1.2km).
Details
- Urban Convenience: Residents have immediate access to a wide array of amenities including supermarkets like Tesco (500m), local shops on Phibsborough Road, and healthcare facilities such as the Mater Hospital (1km).
- Educational Proximity: The property is situated near educational institutions including St. Peter's National School (600m), Scoil Mhuire (800m), and the National College of Ireland (1.5km), making it attractive for students and families.
- Hypothesis: The strong walkability score for Phibsborough, combined with direct access to multiple Dublin Bus routes and the nearby Luas line, creates a robust commuter ecosystem that supports higher property values, particularly for smaller units where transport convenience is a primary buying factor.
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.