9a Glenard Avenue, North Circular Road, Dublin 7
11 homes sold nearby. See what they went for — and what to bid on this one.
€750,000 · 5 Bed · 6 Bath · 150m² · Detached
Market Position
Below Typical Sale Prices
At €750,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
11 closed sales nearby · 12mo 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 €750,000, 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 €37,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €750,000, 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.
€37,500
That's what overbidding by just 5% on a €750,000 home costs you — before interest.
A €19 check before a €750,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
11
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±15%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Kempton Grove, Navan Rd, Dublin 7, Dublin 7, Dublin | 2025-03-10 | 180m² | |
| 50 Cabra Rd, Phibsborough, Dublin 7, Dublin 7, Dublin | 2025-04-23 | 263m² |
Transactions within a 3.0km 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
Potential for BER Upgrade Value: Upgrading the B3 BER rating could cost €4,000-€7,000, potentially increasing the property's value by €7,000-€10,000 and lowering annual energy costs from €1,000-€1,500 to €600-€900 compared to a typical D-rated property.
Generous Size: At 150m², this property is 92% larger than the average property size of 78.19m² within a 1km radius, offering significant living space.
Optimisation Opportunity: While boasting 6 bathrooms for 5 bedrooms, which is a high ratio, a review of bathroom utility and potential conversion to living space or additional bedrooms could further enhance value, especially given the 1km radius median of 1 bathroom.
Hypothesis: The substantial deviation in bathroom count (6 vs. a median of 1 within 1km) suggests that this property may have been configured for multi-generational living or a specific luxury use; a buyer focused on maximizing standard resale value might consider reconfiguring some bathrooms into additional living areas or bedrooms to align better with the typical market preference, potentially adding 5-10% to the value.
Amenities
Excellent Connectivity: The property is well-served by Dublin Bus routes 140, 40, and 290, providing direct access to Dublin city centre, and is within a 15-minute walk to the Luas Red Line at the Smithfield stop.
Local Educational Hub: Proximity to Scoil Mhuire Gan Smal (Primary School, 500m), St. Declan's Secondary School (1km), and the National College of Ireland (2km) offers strong educational options.
Convenient Local Services: Residents have easy access to grocery shopping at Lidl (600m) and Tesco (800m), and are within a 10-minute walk to the Mater Hospital and Temple Street Children's University Hospital.
Hypothesis: The density of key amenities such as a major hospital cluster (Mater, Temple Street), a Luas stop, and multiple primary/secondary schools within a 1km radius, combined with a high proportion of detached houses in the immediate vicinity (91.3% within 1km), indicates a mature, well-established, and highly desirable residential pocket that is likely to see sustained demand and property value growth due to its self-contained convenience.
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.