3 Clanmawr, Shankill, Dublin 18, D18 E6C7
42 homes sold nearby. See what they went for — and what to bid on this one.
€750,000 · 4 Bed · 1 Bath · 125m² · Semi-D
Market Position
Below Typical Sale Prices
At €750,000, 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.
42 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 €750,000, 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 €37,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €750,000, 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.
€37,500
That's what overbidding by just 5% on a €750,000 home costs you — before interest.
A €19 check before a €750,000 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 42 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
42 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 3.4% 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
42
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±11%
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 · 42 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Slievenamon, 8 Corbawn Lawn, Shankill, Dublin 18, Dublin | 2025-07-31 | 102m² | |
| 21 Corbawn Lawn, Shankill, Dublin 18, Dublin | 2026-01-29 | 103m² |
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 B3 BER rating to an A-rated equivalent, which typically costs €8,000-€12,000 for a property of this size, could potentially increase its market value by €15,000-€20,000 and reduce annual energy costs by an estimated €1,000-€1,400 compared to a D-rated property.
Generous Sizing: The property's 125.0m² size is larger than the average property size of 109.75m² within a 1km radius over the last 180 days, offering more space than typically available locally.
Configuration Mismatch: With only one bathroom for four bedrooms, this configuration is less desirable than the median of 2 bathrooms found within a 1km radius, potentially impacting its appeal and resale value.
Hypothesis: The property's current B3 BER, while adequate, represents a missed opportunity for value enhancement, as a targeted investment in energy efficiency upgrades could not only yield significant long-term savings but also strongly align with buyer preferences for modern, low-cost-to-run homes, especially given the strong price growth in the immediate area.
Amenities
Transport Connectivity: Shankill is well-served by Dublin Bus routes 185 and 45A, and the DART station at Shankill (approx. 1.5km away) provides direct access to Dublin city centre.
Local Lifestyle Hub: Proximity to Shanganagh Park and the beach offers excellent recreational opportunities, while local amenities include shops like Dunnes Stores and Shankill Pharmacy.
Educational Proximity: The area is supported by local schools such as St. Anne's National School and Rathmichael National School, contributing to its family-friendly appeal.
Hypothesis: The strong connectivity via the Shankill DART station, combined with the abundance of local green spaces and established educational facilities, positions this area as a highly desirable location for families and commuters, suggesting that properties with a good balance of size and amenities will continue to see sustained demand and value appreciation, even with a slightly dated bathroom configuration.
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.