420 Olcovar, Shankill, Dublin 18, D18 AX63
17 homes sold nearby. See what they went for — and what to bid on this one.
€330,000 · 1 Bed · 1 Bath · 45m² · Apartment
Market Position
At the Upper End of Local Sales
At €330,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
17 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 €330,000, 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 €16,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €330,000, 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.
€16,500
That's what overbidding by just 5% on a €330,000 home costs you — before interest.
A €19 check before a €330,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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
Statistical Confidence · High
17
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±9%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 410 Olcovar, Shankill, Dublin 18, Dublin 18, Dublin | 2025-05-16 | 47m² | |
| 428 Olcovar, Dublin Rd, Shankill, Dublin 18, Dublin | 2025-09-26 | 46.8m² |
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
Efficient Energy Use: With a B3 BER rating, this apartment is expected to have annual energy costs of approximately €1,400-€1,800, compared to €2,000-€2,400 for a typical D-rated property of similar size.
Compact Living Value: At 45m², this 1-bedroom apartment is efficient for its size, with the average price per sqm within 1km over 180 days at €6,318 indicating strong value for well-presented compact spaces.
Investment Potential: Upgrading the BER rating from B3 to B2 could cost an estimated €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000.
Hypothesis: The B3 BER rating positions this apartment favorably, and a further investment of €6,000-€10,000 to reach a B2 could unlock an additional €10,000-€15,000 in resale value, offering a strong return on investment.
Amenities
Excellent Transport Hub: The area is served by Dublin Bus routes 18, 45, 47, and 114, with the nearest DART station, Shankill, within walking distance (approx. 1km).
Local Retail Convenience: Residents have easy access to Lidl Shankill (0.8km) and Tesco Shankill (1.2km) for daily shopping needs.
Green Space Access: The property is ideally located near Shanganagh Park (0.6km) and the scenic walks along the coast, offering ample recreational opportunities.
Hypothesis: The development of the new Woodbrook development in Shankill, with its planned amenities and improved public transport links, will likely increase the desirability and value of properties within a 1km radius, including this apartment.
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.