19 Seaview Wood, Shankill, Dublin 18, D18 RX71
62 homes sold nearby. See what they went for — and what to bid on this one.
€930,000 · 3 Bed · 1 Bath · 223m² · Semi-D
Market Position
Below Typical Sale Prices
At €930,000, 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.
62 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 €930,000, 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 €46,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €930,000, 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.
€46,500
That's what overbidding by just 5% on a €930,000 home costs you — before interest.
A €19 check before a €930,000 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 62 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
62 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 3.7% 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
62
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
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 · 62 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 37 Seaview Wood, Shankill, Dublin, Dublin 18, Dublin | 2025-06-20 | 120m² | |
| 3 Parc Na Silla Rise, Loughlinstown, Dublin, Dublin 18, Dublin | 2025-02-14 | 85m² |
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 Rating Investment: The C1 BER rating suggests potential for significant energy cost savings; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and is projected to increase the property's value by €15,000-€20,000.
Energy Cost Advantage: With a C1 BER rating, annual energy costs for this 223m² property are estimated to be around €1,400-€1,800, compared to €1,800-€2,200 for a similar D-rated property, offering annual savings of €400-€800.
Space Efficiency: The property's substantial 223m² size for 3 bedrooms and 1 bathroom suggests a generous layout, with a potential opportunity to optimize the space by adding an additional bathroom to better align with market expectations for a property of this size, potentially increasing its appeal and value.
Hypothesis: Given the substantial size and a C1 BER rating, strategic investment in improving energy efficiency to a B-rating could yield a strong return on investment not only through reduced running costs but also by enhancing the property's marketability and value proposition in a market increasingly sensitive to energy performance and modern amenity configurations.
Amenities
Transport Connectivity: The property is served by Dublin Bus routes 63 and 114, providing connectivity to destinations like Dun Laoghaire and Bray, with the DART station at Shankill a short drive away, facilitating efficient commuting.
Local Educational Hub: Shankill boasts several educational facilities, including Rathmichael National School and St. Anne's National School, both within a 1km radius, and Holy Child Community School, a secondary school just over 1.5km away.
Recreational Access: Residents benefit from proximity to Shanganagh Park, a large coastal park offering playgrounds and walking trails, as well as the nearby Shankill Village which offers a selection of local shops, cafes, and the public library.
Hypothesis: The growing demand for properties in well-serviced suburban locations like Shankill, particularly for larger family homes, coupled with planned infrastructure upgrades in the wider Dublin area, could see properties like this experience steady capital appreciation as connectivity and local amenities continue to be key drivers of buyer preference.
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.