58 Mountain View, Crinken Glen, Shankill, Dublin 18, D18 A0X9
8 homes sold nearby. See what they went for — and what to bid on this one.
€785,000 · 5 Bed · 2 Bath · 168m² · Semi-D
Market Position
Below Typical Sale Prices
At €785,000, 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.
8 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 €785,000, 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 €39,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €785,000, 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.
€39,250
That's what overbidding by just 5% on a €785,000 home costs you — before interest.
A €19 check before a €785,000 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 8 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 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 median of comparable sales, 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
8
Transactions Analysed
Within 1.5km
11 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.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 55 Castle Farm, Shankill, Dublin, Dublin 18, Dublin | 2025-05-21 | 123m² | |
| 63 New Vale Cottages, Shankill, Dublin 18, Dublin 18, Dublin | 2025-12-08 | 237m² |
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
Good BER Potential: The B BER rating is good, but upgrading to an A rating could further reduce annual energy costs by an estimated €400-€600 compared to the current €1,400-€1,800 per annum for properties of this size, while also potentially increasing value by €10,000-€15,000.
Generous Space: At 168m², this 5-bedroom property offers a substantial living area, exceeding the typical size for many dwellings in more densely populated Dublin areas.
Value Optimization: With an estimated value of €838,873.81 against an asking price of €785,000, there's a €53,874 margin for potential buyers to consider improvements or absorb market fluctuations.
Hypothesis: Given the B BER rating, a targeted €6,000-€9,000 investment in further insulation and high-efficiency heating could push this property into an A rating, potentially unlocking a further €12,000-€18,000 in resale value and significant long-term savings for owners.
Amenities
Transport Links: This area is served by Dublin Bus routes 155 and 185, providing connectivity to key Dublin hubs.
Local Schools: Proximity to notable educational institutions like St. Gerard's School and Rathmichael National School enhances family appeal.
Green Space Access: Residents benefit from easy access to local parks such as Shankill Beach and the popular Shanganagh Park, offering recreational opportunities.
Hypothesis: The strong pull of established schools and desirable green spaces in Shankill, coupled with increasing transport infrastructure investment in the D18 area, suggests a continued upward trajectory in property values driven by family demand and improved commuter options.
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.