588 South Circular Road, Kilmainham, Dublin 8, D08 XPW0
32 homes sold nearby. See what they went for — and what to bid on this one.
€995,000 · 3 Bed · 2 Bath · 160m² · Terrace
Market Position
Priced Within Local Sold Range
At €995,000, this home is priced within the typical range of 32 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
32 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €995,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €49,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €995,000, 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.
€49,750
That's what overbidding by just 5% on a €995,000 home costs you — before interest.
A €19 check before a €995,000 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 32 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
32 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 increased 20% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
32
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 · 32 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 590 South Circular Rd, Kilmainham, Dublin 8, Dublin 8, Dublin | 2025-07-15 | 175m² | |
| 5 Lorne Terrace, Brookefield Street, Kilmainham, Dublin 8, Dublin | 2025-08-13 | 103m² |
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 Potential: The D1 BER rating indicates significant scope for improvement; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Generous Size: At 160m², this property is considerably larger than the average property size of 84.41m² sold within a 1km radius over the past 180 days, offering substantial living space.
Cost Optimization Opportunity: Current annual energy costs for a D1 rated property of this size are estimated to be €1,800-€2,200; upgrading to a B2 rating could reduce this to €800-€1,200 annually, saving €1,000-€1,400 per year.
Hypothesis: The substantial size of this terrace house, combined with its less-than-ideal D1 BER rating, presents a clear opportunity for value enhancement through targeted energy efficiency upgrades, positioning it as an attractive proposition for buyers seeking to invest in both space and future savings.
Amenities
Excellent Transport Hub: The property is within walking distance of the Luas Red Line at Suir Road (approx. 700m) and is served by multiple Dublin Bus routes including 56A, 77A, and 150, facilitating easy commuting.
Local Educational & Healthcare Access: Residents benefit from proximity to St. Teresa's Primary School (600m), St. John Paul II Catholic Secondary School (1.2km), and CHI at Crumlin (1.5km) providing convenient access to essential services.
Vibrant Local Lifestyle: Kilmainham boasts numerous amenities, including The Patriot Inn pub, The Circular Restaurant, and the Irish Museum of Modern Art (IMMA) within a 1km radius, alongside numerous cafes and local shops on the South Circular Road itself.
Hypothesis: The area's strong connectivity to both the city centre via the Luas and its established network of local services and amenities, coupled with its position within Dublin 8, a historically desirable residential area undergoing regeneration, positions this property for sustained demand from a diverse buyer pool including families and urban professionals.
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.