2 Athgoe Road, Shankill, Dublin 18, D18 XF67
34 homes sold nearby. See what they went for — and what to bid on this one.
€594,950 · 3 Bed · 1 Bath · 88m² · Semi-D
Market Position
Below Typical Sale Prices
At €594,950, 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.
34 closed sales nearby · 12mo 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 €594,950, 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 €29,748 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €594,950, 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.
€29,748
That's what overbidding by just 5% on a €594,950 home costs you — before interest.
A €19 check before a €594,950 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 34 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
34 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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 7.6% 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
34
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±14%
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 · 34 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Athgoe Drive, Shankill, Dublin 18, Dublin 18, Dublin | 2025-07-04 | 77m² | |
| 6 Holly Park, Shankill, Dublin, Dublin 18, Dublin | 2025-09-12 | 116.5m² |
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 Improvement Opportunity: Upgrading the E2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000, offering a strong return on investment.
Space Efficiency: With 88.0m² and 3 bedrooms, the property offers a density of 10.7m² per bedroom, which is standard but could be optimized for perceived space.
Value Optimization: The current E2 BER rating implies higher energy costs compared to a B-rated property of similar size, estimated at an annual difference of €1,000-€1,400, which can impact buyer appeal and long-term holding costs.
Hypothesis: Investing in a comprehensive BER upgrade from E2 to a minimum B2 rating would not only reduce annual energy expenditure by approximately €1,000-€1,400 but could also unlock a capital uplift of €15,000-€20,000, making the €8,000-€12,000 upgrade a financially attractive proposition.
Amenities
Transport Connectivity: Serviced by Dublin Bus routes 114 and 155, offering direct links to key areas of Dublin and proximity to the DART at Shankill Station (approx. 1.5km).
Local Amenities: Close proximity to Lidl Shankill (800m), alongside various local cafes and restaurants, and parks like Shankill Beach and Shanganagh Park provide excellent lifestyle options.
Family & Education Access: Within catchment for St. Anne's School Shankill (600m) and Holy Child Community School (1.2km), with several local childcare facilities nearby.
Hypothesis: The combination of direct bus routes (114, 155), DART access at Shankill Station, and proximity to essential services like Lidl and family-friendly parks positions this property favourably for both young families and commuters, potentially commanding a lifestyle premium in the local market.
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.