41 Aberdeen Street, North Circular Road, Arbour Hill, Dublin 7, D07 NV30
25 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 2 Bed · 1 Bath · 54m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €445,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
25 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 €445,000, 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 €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 25 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
25 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
25
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
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 · 25 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 St Brickins Park, Arbour Hill, Dublin 07, Dublin 7, Dublin | 2025-08-20 | 90m² | |
| 1 Temple Court, Palatine Sq, Arbour Hill Dublin 7, Dublin 7, Dublin | 2025-11-13 | 81m² |
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 BER rating from F to B2 would likely cost between €12,000 and €18,000 but could increase the property's value by €18,000 to €25,000, offering a solid return on investment.
Size Efficiency: At 54.0m², this 2-bedroom, 1-bathroom property offers a compact living space, which is typical for this type of home but may feel constrained for larger households.
Value Optimization Potential: Addressing the F BER rating, which implies higher energy costs of approximately €2,200-€2,800 annually compared to a B-rated property of similar size (€800-€1,200), presents a significant opportunity for cost savings and value enhancement.
Hypothesis: Given the F BER rating and the typical price premium for energy-efficient homes, investing in a comprehensive insulation and heating system upgrade (estimated €12,000-€18,000) could elevate the property's market appeal and command a premium of €18,000-€25,000, making it competitive with higher-rated properties in the €475,000-€500,000 range.
Amenities
Transport Hub: This property is well-served by Dublin Bus routes 120, 40, and 26 (all within 500m), providing excellent connectivity to the city centre and surrounding areas.
Local Conveniences: Residents have easy access to local amenities including SPAR supermarket (300m), St. Patrick's Cathedral (1.2km), and the Mater Hospital (1.5km).
Educational Proximity: Nearby educational facilities include St. Paul's Boys National School (450m) and Mount Carmel Secondary School (900m), catering to a range of age groups.
Hypothesis: The high walkability score for this area, evidenced by the density of amenities within a 1km radius and proximity to public transport, coupled with a strong presence of established primary and secondary schools, suggests a growing appeal for young families and professionals looking for a balance between urban access and community living, potentially driving future demand.
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.