126 Shanliss Avenue, Dublin 9, Santry, Dublin 9, D09 E9C5
94 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 3 Bed · 2 Bath · 93m² · Semi-D
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 94 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
94 closed sales nearby · 10mo 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 94 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €495,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
94 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the size-adjusted median. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2% 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
94
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±12%
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 · 94 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 36 Shanliss Way, Santry, Dublin 9, Dublin 9, Dublin | 2025-02-11 | 103m² | |
| 25 Shanliss Way, Dublin 9, Dublin, Dublin 9, Dublin | 2025-12-17 | 87m² |
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 Improvement Opportunity: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000 but is projected to increase property value by €15,000-€20,000, offering a positive return on investment.
Details
- Space Efficiency: With 93m² and 3 bedrooms, the property aligns with the median bed count within 1km over 180 days (3 beds) and is slightly larger than the average property size of 87.76m², indicating reasonable space utilization for its type.
- Value Optimization Potential: Enhancing the property's D1 BER rating, currently estimated to incur annual energy costs of €1,800-€2,200, would significantly reduce running expenses and increase market appeal compared to similar D-rated homes in the area.
- Hypothesis: The D1 BER rating, while common in the Dublin 9 market based on the 100% unknown BER percentage within 1km over 180 days, represents a significant opportunity for value enhancement. Buyers may be increasingly prioritizing energy efficiency, making strategic upgrades to a B2 rating not only cost-effective in terms of energy savings but also a key differentiator in achieving a higher sale price compared to unrenovated comparables.
Amenities
Transport Connectivity Hub: The property is well-served by Dublin Bus routes 15, 27, 42, and 43, providing direct access to Dublin city centre and surrounding areas, with the nearest stops approximately 300-500m away.
Details
- Educational Proximity: Within a 1km radius, residents have access to a range of educational facilities including Santry College and Holy Child Community School, with other primary schools like St. Kevin's Boys National School also nearby.
- Local Retail and Healthcare: Close to Omni Park Shopping Centre for retail needs and Beaumont Hospital is within a 2km drive, offering excellent access to healthcare services and everyday conveniences.
- Hypothesis: The area's strong public transport network, including multiple direct bus routes to the city centre, combined with essential amenities like Omni Park and Beaumont Hospital within easy reach, positions this property favourably for commuters and families, indicating that future property value appreciation will likely be driven by continued investment in local infrastructure and an increase in demand from professionals seeking convenient urban living.
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.