19 Shanowen Grove, Santry, Dublin 9., Ballymun, Dublin 9, D09 W319
92 homes sold nearby. See what they went for — and what to bid on this one.
€615,000 · 4 Bed · 2 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €615,000, this home is priced within the typical range of 92 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
92 closed sales nearby · 9mo 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 €615,000, 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 €30,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €615,000, 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.
€30,750
That's what overbidding by just 5% on a €615,000 home costs you — before interest.
A €39 check before a €615,000 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 92 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
€39 for your strategy on a €615,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
92 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 size-adjusted median. 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 1.5% 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
92
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±13%
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 · 92 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Greenview, 21 Pinewood Crescent, Glasnevin, Dublin 11, Dublin | 2025-10-15 | 136m² | |
| 238 Ballymun Rd, Dublin 9, Dublin, Dublin 9, Dublin | 2024-11-13 | 86.8m² |
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 Opportunity: Upgrading the E1 BER rating to a B2 could cost approximately €10,000-€15,000 and potentially increase the property's value by €20,000-€25,000, offering a strong return on investment.
Space Efficiency: At 120m², this 4-bedroom, 2-bathroom semi-detached home offers a functional layout, but its value is significantly impacted by the E1 BER rating.
Value Optimization Potential: With a BER rating of E1, estimated annual energy costs could range from €1,900-€2,500, representing a substantial €1,000-€1,500 higher than comparable B-rated properties in the area.
Hypothesis: The E1 BER rating represents a significant opportunity for value enhancement; investors or motivated buyers could unlock substantial long-term savings and capital appreciation by undertaking a targeted energy efficiency upgrade, potentially bridging the gap to the estimated value.
Amenities
Transport Connectivity: While specific routes aren't detailed, Santry, Dublin 9 is generally served by Dublin Bus routes such as 41, 16, and 27, providing access to Dublin city centre and surrounding areas.
Educational Proximity: The area benefits from numerous educational facilities, including primary schools like Scoil Mobhí and secondary schools such as St. Aidan's Community School, making it attractive for families.
Healthcare Access: Residents have convenient access to healthcare services, with the Beaumont Hospital, a major tertiary referral hospital, located nearby, along with numerous local clinics and pharmacies.
Hypothesis: The strong network of established amenities, including educational institutions and healthcare facilities, combined with improving transport links in Dublin 9, suggests that properties in this location, even with a lower BER rating, possess inherent resilience and potential for future value growth driven by demand for family-friendly environments.
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.