18 Shanliss Grove, Santry, Dublin 9, D09 HC78
75 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 3 Bed · 1 Bath · 78m² · Semi-D
Market Position
Priced Above Local Sales
At €475,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
75 closed sales nearby · 11mo 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 €475,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 75 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
75 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 6.4% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
75
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±16%
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 · 75 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Shanliss Ave, Santry, Dublin 9, Dublin 9, Dublin | 2025-08-27 | 88m² | |
| 3 Shanliss Grove, Santry, Dublin 9, Dublin 9, Dublin | 2025-07-02 | 105m² |
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 C1 Efficiency: With a C1 BER rating, the property's annual energy costs are estimated to be €1,600-€2,000, which is higher than an A-rated property's estimated €800-€1,200, representing a potential annual saving of €800-€1,200 if upgraded.
Upgrade Investment Potential: Upgrading the BER from C1 to B2 could cost €7,000-€11,000 and potentially increase the property's value by €10,000-€18,000, offering a positive return on investment.
Size and Configuration: At 78.0m², this 3-bedroom, 1-bathroom semi-detached home offers a functional layout, but the single bathroom may be a constraint for families or multiple occupants, potentially impacting its market appeal compared to properties with more bathrooms.
Hypothesis: Given the C1 BER and a single bathroom, optimizing the property for resale value would involve a focused investment on a bathroom upgrade and energy efficiency improvements, targeting a B2 BER rating to align with a higher segment of the Dublin 9 market.
Amenities
Transport Hub Access: The area is served by multiple Dublin Bus routes including 16, 33, 41, and 41c, providing direct access to Dublin city centre and surrounding suburbs, significantly enhancing commuter convenience.
Local Educational Cluster: Proximity to primary schools like Gaelscoil Uí Bhrain and secondary schools such as Santry Cross Community College, along with Dublin City University (DCU) less than 2km away, offers strong educational options for families.
Retail and Leisure Facilities: Residents benefit from nearby shopping centres like Omni Park Shopping Centre, offering a wide range of retail outlets and services, as well as local parks such as Shanliss Park for recreation.
Hypothesis: The development plans for the North Dublin area, which often include improved public transport infrastructure and new community facilities, are likely to further enhance the desirability and value of properties like this one in Santry within the next 3-5 years.
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.