609 South Circular Road, Kilmainham, Dublin 8, D08 KF2R
20 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 3 Bed · 2 Bath · 173m² · Terrace
Market Position
At the Upper End of Local Sales
At €975,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
20 closed sales nearby · 8mo 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 €975,000, 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 €48,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €975,000, 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.
€48,750
That's what overbidding by just 5% on a €975,000 home costs you — before interest.
A €19 check before a €975,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €975,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
20 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 size-adjusted median. 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
Financial Exposure · 14% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€975,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
20
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±10%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 684 South Circular Rd, Kilmainham, Dublin 8, Dublin 8, Dublin | 2024-10-07 | 128m² | |
| 89 New Ireland Rd, Rialto, Dublin 8, Dublin 8, Dublin | 2025-09-17 | 138m² |
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 Advantage: The B2 BER rating is a strong asset, offering potential annual energy cost savings of €1,000-€1,400 compared to D-rated properties of similar size, which are prevalent in the immediate vicinity.
Details
- Generous Proportions: At 173m², this property is 206% larger than the average property size of 84m² sold within 1km over the last 180 days, offering substantial living space and potential for future customization.
- Value Optimization Opportunity: While the B2 BER is good, upgrading to an A-rated BER could cost €8,000-€12,000 but potentially increase property value by €15,000-€20,000, offering a positive return on investment given the local market appreciation.
- Hypothesis: The significant size difference between this property and the average sold property within 1km suggests a potential for subdivision or the creation of ancillary accommodation (subject to planning), which could significantly boost the property's future value beyond its current residential utility.
Amenities
Excellent Transport Hub: The property is well-served by Dublin Bus routes 25, 66, and 67, and is within walking distance to the Luas Red Line at the James's stop (approximately 900m), offering efficient commutes.
Details
- Educational Proximity: Key educational institutions such as St. Mary's National School (600m) and Griffith College Dublin (1.2km) are nearby, enhancing family appeal.
- Local Conveniences: Residents have easy access to local shopping facilities like SuperValu Kilmainham (500m) and St. James's Hospital (1km) for healthcare, alongside numerous cafes and restaurants in the vibrant Kilmainham area.
- Hypothesis: The ongoing development and regeneration of the Kilmainham and Inchicore areas, evidenced by increased activity within the 3km radius, will likely see further improvements in public transport, retail, and community services, driving demand and potentially increasing property values for well-located properties like this one.
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.