10 rathmichael park, dublin 18, shankill, dublin 18, d18 a667
8 homes sold nearby. See what they went for — and what to bid on this one.
€498,000 · 2 Bed · 2 Bath · 81m² · End of Terrace
Market Position
Below Typical Sale Prices
At €498,000, 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.
8 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 €498,000, 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 €24,900 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €498,000, 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.
€24,900
That's what overbidding by just 5% on a €498,000 home costs you — before interest.
A €19 check before a €498,000 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 8 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €498,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, 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
8
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±11%
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.
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 38 Rathsallagh Park, Shankill, Dublin, Dublin 18, Dublin | 2025-01-15 | 107m² | |
| 124 Dorney Court, Shankill, Dublin 18, Dublin 18, Dublin | 2026-01-22 | 80m² |
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 D1 Upgrade Potential: Upgrading this D1 BER property to a B2 rating would cost an estimated €8,000-€12,000 but could increase its market value by €15,000-€20,000, representing a smart investment opportunity.
Details
- Energy Cost Savings: Current annual energy costs for a D1 BER property of this size are estimated at €1,800-€2,200, whereas a B-rated property would typically incur €800-€1,200, offering annual savings of €1,000-€1,400 post-upgrade.
- Well-Sized 2-Bed: At 81m², this end of terrace property offers efficient living space for a 2-bedroom home, aligning well with market expectations for its specific configuration despite being smaller than the overall area average.
- Hypothesis: Strategic energy efficiency improvements beyond the D1 BER, coupled with potential for modest internal layout optimizations, could significantly boost this property's appeal and long-term value, aligning it with evolving buyer preferences in Dublin 18.
Amenities
Strategic Transport Links: The property benefits from proximity to Shankill DART station, offering direct rail access to Dublin City Centre, and several Dublin Bus routes including 145, 84, and 84A serving the broader South Dublin area.
Details
- Quality Educational Facilities: Families have access to well-regarded local schools such as Rathmichael National School and Holy Child Community School in Shankill, catering to both primary and secondary education needs.
- Local Lifestyle Convenience: Residents can enjoy easy access to expansive green spaces like Shanganagh Park and Gardens, essential retail in Shankill Village (including Tesco Express and Lidl), and local eateries such as Brady's of Shankill.
- Hypothesis: The blend of a serene residential environment in Rathmichael Park with excellent transport connectivity via DART and bus, complemented by specific local amenities, positions this property as exceptionally appealing for families and commuters seeking a balanced suburban lifestyle.
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.