166 Castle Farm, Shankill, Dublin 18, D18 F751
25 homes sold nearby. See what they went for — and what to bid on this one.
€499,950 · 2 Bed · 1 Bath · 75m² · Terrace
Market Position
At the Upper End of Local Sales
At €499,950, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
25 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 €499,950, 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 €24,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €499,950, 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.
€24,998
That's what overbidding by just 5% on a €499,950 home costs you — before interest.
A €19 check before a €499,950 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 25 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
25 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 above the median of comparable sales. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 3.4% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 16% 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
€499,950
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
25
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±17%
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 · 25 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 26 Stonebridge Close, Shankill, Dublin, Dublin 18, Dublin | 2025-09-03 | 71m² | |
| 25 Shanganagh Wood, Shankill, Dublin, Dublin 18, Dublin | 2025-04-30 | 81m² |
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
BER B1 Advantage: A B1 BER rating offers significant advantages, with estimated annual energy costs of €1,000-€1,400, compared to €1,800-€2,200 for a D-rated property of similar size in the local area.
Value Optimization Opportunity: Upgrading from the current B1 BER to an A-rated BER could cost an estimated €5,000-€8,000 and is projected to increase property value by €10,000-€15,000, presenting a positive return on investment.
Space Efficiency: At 75.0m², this 2-bedroom, 1-bathroom terrace offers a reasonable space for its type, with an estimated €6,970 per sqm value, reflecting efficient use of the footprint for its configuration.
Hypothesis: Given the B1 BER rating, further investment in triple-glazed windows and enhanced insulation within the attic and walls could push the property to an A3 rating, potentially unlocking an additional €5,000-€10,000 in value and a further €200-€400 in annual energy savings, capitalizing on buyer demand for top-tier energy efficiency.
Amenities
Transport Connectivity: Shankill is served by multiple Dublin Bus routes including the 145 and 155, with the DART station at Shankill providing direct access to Dublin city centre within a 15-minute walk.
Educational & Healthcare Access: The area is well-served by educational facilities such as Rathmichael National School (within 0.5km) and Holy Child Community School (within 1km), while St. Vincent's Hospital is approximately a 15-minute drive away.
Local Lifestyle Hub: Residents have access to local shopping at the Shankill Centre (0.8km) which includes a Lidl supermarket, with numerous cafes and restaurants like 'The Fest' and 'Bay at the Beach' within walking distance.
Hypothesis: The proximity to the N11/M50 interchange, accessible within a 5-minute drive, combined with the DART service, positions Shankill as a highly attractive location for commuters, a factor that historically supports property values by up to 10-15% compared to areas with less integrated transport options.
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.