Yield 10.6% - 27 Fontenoy Street, Phibsborough, Dublin 7
11 homes sold nearby. See what they went for — and what to bid on this one.
€875,000 · 8 Bed · 3 Bath · 120m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €875,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
11 closed sales nearby · 14mo 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 €875,000, 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 €43,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €875,000, 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.
€43,750
That's what overbidding by just 5% on a €875,000 home costs you — before interest.
A €19 check before a €875,000 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
From €19 for your strategy on a €875,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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 · 49% 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
€875,000
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
11
Transactions Analysed
Within 3.0km
14 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 1 55 Blessington Street, Dublin 7, Dublin 7, Dublin | 2024-09-20 | 240m² | |
| Apartment 1 41 Dorset St Upper, Dorset St, Dublin 1, Dublin 1, Dublin | 2025-11-21 | 233m² |
Transactions within a 3.0km radius and 24-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
Energy Efficiency Advantage: With a BER C rating, this 120m² property offers better energy efficiency than many older homes in Dublin, potentially leading to annual energy costs of €1,200-€1,600, significantly less than the €2,000-€2,500 typical for D-rated properties of comparable size, saving buyers approximately €800-€1,300 annually.
Details
- Exceptional Scale: At 120 square meters with 8 bedrooms and 3 bathrooms, this property is substantially larger and more versatile than the typical 60 square meter, 2-bedroom properties sold within a 1km radius, presenting a rare opportunity for multi-generational living or high-yield investment.
- Configuration Potential: The property's extensive size and bedroom count offer significant scope for re-configuration to optimize layout or rental potential, enabling value appreciation beyond general market trends through strategic interior modifications.
- Hypothesis: The property's unique configuration of 8 bedrooms in 120m², far exceeding the local median (2 beds, 60m²), suggests it is likely suited for a multi-unit conversion or professional house-share, allowing it to command a premium driven by rental income potential rather than traditional single-family home valuations.
Amenities
Prime Connectivity: The property boasts excellent public transport access, being an approximate 1km walk to the Luas Green Line at Phibsborough/Broadstone and benefiting from frequent Dublin Bus routes (e.g., 9, 38, 38a, 38b, 46a, 122) directly serving the area for easy city-wide travel.
Details
- Essential Local Services: Within walking distance, residents have access to key amenities including Mater Misericordiae University Hospital, SuperValu in Phibsborough Shopping Centre, and Mater Dei Primary School, alongside proximity to TU Dublin's Grangegorman Campus.
- Vibrant Lifestyle & Recreation: Enjoy a high quality of life with direct pedestrian access to the Royal Canal Greenway for walking and cycling, and close proximity to popular local establishments like Bang Bang cafe and The Back Page pub, enhancing the area's social appeal.
- Hypothesis: The area's robust educational infrastructure, particularly the expanding TU Dublin Grangegorman Campus, combined with the property's large bedroom count, positions it to increasingly benefit from student and academic rental demand, potentially driving strong long-term rental yield growth in addition to capital appreciation.
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.