6 aubrey park, shankill, dublin 18, shankill, dublin 18, d18 t2v3
40 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 4 Bed · 2 Bath · 120m² · Semi-D
Market Position
At the Upper End of Local Sales
At €795,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
40 closed sales nearby · 10mo 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 €795,000, 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 €39,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €795,000, 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.
€39,750
That's what overbidding by just 5% on a €795,000 home costs you — before interest.
A €19 check before a €795,000 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 40 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €795,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
40 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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 1.8% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 12% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€795,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
40
Transactions Analysed
Within 1.5km
10 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 · 40 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 93 Dorney Court, Shankill, Dublin 18, Dublin 18, Dublin | 2024-10-23 | 104m² | |
| 134 Dorney Court, Shankill, Dublin, Dublin 18, Dublin | 2025-11-10 | 96m² |
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 Upgrade Opportunity: With a D2 BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000, yet potentially increase the property value by €15,000-€20,000, presenting a clear return on investment.
Details
- Energy Cost Savings: Improving the D2 BER to a B-rating would reduce estimated annual energy costs from €1,800-€2,200 to €800-€1,200 for a property of this size, saving buyers €1,000-€1,400 annually.
- Optimal Size & Configuration: At 120 square meters, this 4-bedroom, 2-bathroom semi-detached home offers an efficient layout and is perfectly aligned with the average property size of 127 square meters and typically provides more bedrooms than the median 3-bed sales in the 3km radius.
- Hypothesis: As energy efficiency regulations tighten and buyer awareness increases, properties with lower BERs but strong upgrade potential, like this D2-rated home, will become increasingly attractive to savvy buyers looking for value-add opportunities beyond initial purchase price.
Amenities
Excellent Transport Links: The property benefits from excellent connectivity, being close to Shankill DART station, offering direct rail links to Dublin city centre and Bray, and immediate access to the N11 and M50 motorways for broader travel.
Details
- Family-Friendly Community: Shankill boasts a strong family infrastructure with highly-regarded schools like Shanganagh Park and St. Anne's National School, complemented by extensive green spaces at Shanganagh Park and easy access to Shankill Beach.
- Comprehensive Local Services: Shankill Village provides diverse local amenities including Lidl, Centra, various cafes and restaurants such as Brady's of Shankill, and essential healthcare access via the Shankill Primary Care Centre.
- Hypothesis: The ongoing development of the Cherrywood Strategic Development Zone, located nearby, is likely to further enhance local employment opportunities and retail options, increasing demand and potential long-term value for properties in Shankill due to improved infrastructure and services.
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.