18 Olcovar, Shankill, Co. Dublin, D18 W635
17 homes sold nearby. See what they went for — and what to bid on this one.
€524,950 · 3 Bed · 3 Bath · 103m² · Duplex
Market Position
Below Typical Sale Prices
At €524,950, 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.
17 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 €524,950, 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 €26,248 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €524,950, 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.
€26,248
That's what overbidding by just 5% on a €524,950 home costs you — before interest.
A €19 check before a €524,950 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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 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
17
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±5%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Olcovar, Dublin Road, Shankill, Dublin 18, Dublin | 2025-09-02 | 69.5m² | |
| 221 Olcovar, Dublin Rd, Shankill, Dublin 18, Dublin | 2025-09-17 | 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
Good Energy Efficiency: With a B3 BER rating, annual energy costs are likely to be in the region of €1,300-€1,700, significantly lower than properties with D-rated BERs which can incur €1,800-€2,200 annually.
Spacious Duplex: Measuring 103m², this duplex offers ample living space, aligning well with the median sale price of €580,000 for same-type properties within 1km over 180 days, which often cater to larger family needs.
Upgrade Potential: Investing €7,000-€10,000 to upgrade the B3 BER rating to a B1 or A3 could potentially increase the property's value by €12,000-€18,000, offering a solid return.
Hypothesis: While the B3 BER is good, focusing on minor insulation improvements and efficient lighting could cost under €3,000 and potentially push the BER to B2, unlocking a further €5,000-€8,000 in value and reducing annual energy costs by an estimated €150-€250, making it a highly attractive investment.
Amenities
Excellent Connectivity: Shankill is well-served by Dublin Bus routes 145 and 45A, and the DART station at Shankill provides direct access to Dublin city center.
Family & Lifestyle Hub: The area boasts St. Anne's National School and Rathmichael National School within a 1km radius, alongside local shopping amenities in Shankill village and parks like Shanganagh Park.
Walkable Essentials: Within a 1km radius, residents have access to local pharmacies, a post office, and several cafes and restaurants, enhancing daily convenience and walkability.
Hypothesis: The established transport links, including the DART and key bus routes, combined with the high concentration of schools and green spaces like Shanganagh Park within walking distance, solidify Shankill as a prime location for families and commuters, likely driving sustained property value growth of 4-6% annually irrespective of broader market fluctuations.
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.