65 St Ignatius Road, Phibsborough, Dublin 7, D07 FY89
98 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 2 Bed · 1 Bath · 54m² · Terrace
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 98 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
98 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 €395,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 98 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
98 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.
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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 2.7% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
98
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 · 98 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 64 St Ignatius Rd, Dublin 7, Dublin, Dublin 7, Dublin | 2025-09-01 | 40m² | |
| 63 St Ignaitus Rd, Phibsboro, Dublin, Dublin 7, Dublin | 2025-05-30 | 50m² |
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
Solid Energy Efficiency: With a BER rating of C3, this property benefits from good energy efficiency, with estimated annual energy costs typically ranging from €1,200-€1,800, notably less than D-rated homes which can incur €1,800-€2,200 annually.
Details
- Compact Size Profile: At 54m², this 2-bedroom terrace is more compact than the average 74m² property sold within a 1km radius, aligning with the growing demand for efficient urban living spaces.
- Bathroom Configuration: The property features one bathroom, which is below the median of two bathrooms observed in properties sold within a 1km radius, a factor that could influence buyer preferences for larger households.
- Hypothesis: The C3 BER rating positions this property advantageously in a market where many older Dublin homes possess lower energy ratings, offering a distinct edge to buyers prioritizing lower utility bills and potentially reducing immediate upgrade costs that typically range from €8,000-€12,000 for efficiency improvements.
Amenities
Superior Transport Connectivity: The property benefits from excellent access to the Luas Green Line at Phibsborough stop (approximately 800m) and is well-served by numerous Dublin Bus routes including 4, 9, 38, 38a, 39, 39a, 46a, 83, 120, 122, and 140, offering extensive city-wide links.
Details
- Comprehensive Local Facilities: Essential healthcare is readily available with the Mater Hospital and Temple Street Children's University Hospital nearby, while daily shopping is convenient with SuperValu at Phibsborough Shopping Centre and local Lidl and Tesco Express stores.
- Vibrant Lifestyle and Education Hub: Enjoy a rich array of local amenities including popular cafes like Two Boys Brew and restaurants such as The Bernard Shaw in Phibsborough Village, alongside green spaces like Mount Bernard Park and educational options such as Phibsborough St. Peter's National School.
- Hypothesis: The exceptional blend of specific transport infrastructure and diverse local amenities around Phibsborough positions this property as highly desirable for urban professionals and families, predicting sustained strong demand and premium pricing due to its strategic location benefits.
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.