40 Phoenix Manor, Blackhorse Avenue, North Circular Road, Dublin 7, D07 V4H9
26 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 4 Bed · 2 Bath · 95m² · Semi-D
Market Position
Priced Within Local Sold Range
At €525,000, this home is priced within the typical range of 26 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.
26 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 €525,000, 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 €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €525,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
26 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the size-adjusted median. 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 decreased 6.6% 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
26
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±18%
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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 83 Glenbeigh Rd, Dublin 7, Dublin, Dublin 7, Dublin | 2025-01-30 | 110m² | |
| 71 Mckee Park, Blackhorse Ave, Dublin, Dublin 7, Dublin | 2025-01-31 | 84m² |
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
Superior Energy Efficiency: With a B2 BER rating, this property offers excellent energy efficiency, translating to estimated annual energy costs of €800-€1,200, a significant saving of €1,000-€1,400 compared to the €1,800-€2,200 typically associated with a D-rated property of similar size.
Details
- Spacious Family Living: At 95m², this 4-bedroom, 2-bathroom semi-detached property offers substantially more space than the average 74m² property sold within a 1km radius over the last 180 days, making it ideal for families seeking ample living area.
- Desirable House Type: As a semi-detached house, this property belongs to the dominant property type in the 1km radius, where houses constituted 88% of sales over the past 180 days, ensuring strong market alignment and buyer preference.
- Hypothesis: BER Investment Advantage: The property's B2 BER, already above the typically lower energy ratings of older Dublin 7 homes, provides a strong base; any strategic upgrades to an A-rating, estimated to cost €5,000-€10,000, could further increase its market value by €10,000-€15,000 and broaden buyer appeal.
Amenities
Exceptional Transport Links: Residents benefit from direct access to Dublin Bus routes (e.g., 37, 38, 38a, 39, 39a, 70) on Blackhorse Avenue and the North Circular Road, offering seamless connectivity to Dublin City Centre and major transport hubs like Heuston Station (approx. 2.5km) for national rail services and the Luas Red Line.
Details
- Premier Lifestyle & Education: Positioned directly beside the vast Phoenix Park (less than 100m walk), the property offers unparalleled access to green space, while also being close to reputable schools like St. Declan's College (approx. 1km) and Mater Misericordiae University Hospital (approx. 2.5km).
- Convenient Local Services: The area provides excellent daily conveniences with multiple supermarkets such as Tesco Cabra (approx. 1.5km) and Lidl/Aldi in Phibsborough (approx. 2km), along with various local shops, cafes, and pharmacies in nearby Phibsborough and Stoneybatter villages.
- Hypothesis: Phoenix Park Premium Shift: The direct proximity to Phoenix Park, a unique and expansive urban green space, will continue to drive a significant premium for properties on Blackhorse Avenue, particularly as city living increasingly values immediate access to nature and recreational facilities over purely urban amenities.
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.