28 Shancastle Avenue, Quarryvale, Clondalkin, Dublin 22, Dublin 22, D22 V4K6
15 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 4 Bed · 2 Bath · 112m² · End of Terrace
Market Position
Below Typical Sale Prices
At €325,000, 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.
15 closed sales nearby · 7mo 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €325,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 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 size-adjusted median, 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
15
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±12%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 50 Greenfort Gardens, Clondalkin Dublin 22, Dublin, Dublin 22, Dublin | 2025-06-13 | 80m² | |
| 2a Greenfort Lawns, Clondalkin, Dublin 22, Dublin 22, Dublin | 2025-08-08 | 97m² |
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 Advantage: The B1 BER rating positions this property well, offering potential annual energy cost savings of €600-€1,000 compared to a D-rated property of similar size, which typically costs €1,400-€1,800 to heat.
Details
- Generous Size: At 112.0m², the property is 39.0m² larger than the average property size sold within a 1km radius over the past 180 days (73.0m²), offering more space for the investment.
- Value Optimization: Upgrading the BER rating from B1 to A2 could cost an estimated €3,000-€6,000, potentially increasing the property's value by €7,000-€10,000 and further enhancing long-term energy savings.
- Hypothesis: The property's current B1 BER rating, while good, could be further leveraged; focusing on specific insulation and heating system upgrades would not only amplify energy savings but also align it with the increasing demand for highly energy-efficient homes, potentially capturing a higher premium in future sales.
Amenities
Transport Hub: Residents have access to Dublin Bus routes 25, 66, and 67 serving the area, with the Luas Red Line at the Red Cow stop being approximately 2.5km away, providing efficient connectivity to Dublin City Centre.
Details
- Local Services: The area is well-served by The Square Tallaght shopping centre (approximately 1.5km away) offering a wide range of retail and dining options, and is in proximity to local pharmacies and health clinics.
- Educational Access: The property is within walking distance of primary schools like Scoil Mhuire Senior School (0.8km) and secondary schools such as St. Mark's Community School (1km), enhancing its appeal to families.
- Hypothesis: The strategic location of Quarryvale, with its developing infrastructure and increasing connectivity, coupled with the ongoing regeneration plans for the wider Clondalkin area, suggests a strong potential for capital appreciation driven by improved local amenities and transport links over 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 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.