65 New Cabra Road, Dublin 7, D07 X3X4
2 homes sold nearby. See what they went for — and what to bid on this one.
€1,250,000 · 8 Bed · 8 Bath · 120m² · House
Market Position
Limited Transaction Data
At €1,250,000, we cannot reliably position this property — only 2 comparable closed sales were found within 1.5km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 5mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 1.5km over the past 18 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 54% 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
€1,250,000
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 · Low
2
Transactions Analysed
Within 1.5km
5 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 128 Cabra Park, Phibsboro, Dublin 7, Dublin 7, Dublin | 2025-05-15 | 155m² | |
| 7 Glengarriff Parade, North Circular Rd, Dublin 7, Dublin 7, Dublin | 2025-11-12 | 128m² |
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 Rating Concern: The SI_666 BER rating is exceptionally poor, likely indicating significant inefficiencies and high energy costs, which would necessitate substantial investment for improvement.
Upgrade Cost Projection: Upgrading from a very low BER rating to a B2 could cost an estimated €15,000-€25,000 but could increase property value by €25,000-€35,000, representing a crucial investment.
Energy Cost Differential: Properties with this low BER rating could incur annual energy costs of €3,000-€4,500, compared to €1,000-€1,500 for a B-rated property of similar size.
Hypothesis: The extremely low SI_666 BER rating is the most critical detractor, implying that any buyer would need to factor in significant immediate capital expenditure for energy efficiency upgrades, which could drastically alter the total cost of ownership and overall investment appeal.
Amenities
Transport Hub Proximity: Located in Dublin 7, the property is well-served by Dublin Bus routes 120, 25A, 25B, 40, 40A, 40B, 40D, and 270, with the Luas Red Line accessible at the Smithfield stop approximately 1.5km away.
Educational and Healthcare Access: The area benefits from numerous educational institutions including St. John Bosco Primary School (0.5km), St. Joseph's CBS Secondary School (0.8km), and is within reasonable distance of Mater Hospital and Temple Street Children's University Hospital.
Local Retail and Recreation: Residents have access to shops and supermarkets like Lidl (0.6km) and Tesco (1km) on Navan Road, as well as recreational spaces like the Phoenix Park (2km) and the Irish National War Memorial Gardens (2.5km).
Hypothesis: The property's location in Dublin 7 offers a strong blend of urban connectivity and access to essential services, which typically supports higher property values; however, the unusual 8-bedroom configuration might not align with typical family or single-occupant demand in an area known for good local amenities, potentially impacting saleability and price realization.
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.