94 Shelbourne Park Apartments, South Lotts Road, Ringsend, Dublin 4, Co. Dublin, D04 NX30
207 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 2 Bed · 1 Bath · 68m² · Apartment
Market Position
Priced Within Local Sold Range
At €485,000, this home is priced within the typical range of 207 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
207 closed sales nearby · 13mo 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 €485,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 207 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
207 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1.2% 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.
Statistical Confidence · High
207
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±16%
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 · 207 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Shelbourne Park Apts, South Lotts Rd, Dublin 4, Dublin 4, Dublin | 2025-07-18 | 73.6m² | |
| 25 Shelbourne Park, Dublin 4, Dublin, Dublin 4, Dublin | 2026-01-22 | 74m² |
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 Potential: With a C2 BER rating, upgrading to a B2 could cost an estimated €6,000-€10,000 and potentially increase property value by €10,000-€15,000, offering a clear return on investment.
Energy Cost Savings: A C2 BER rating means annual energy costs are likely to be around €1,400-€1,800, which is about €200-€400 higher than comparable B-rated properties of the same size.
Space Efficiency: At 68m², this 2-bedroom, 1-bathroom apartment offers a functional layout, but a review of internal configuration could optimize space utilization, potentially increasing perceived value.
Hypothesis: Given the C2 BER rating and the presence of 1,174 nearby properties within 0.5km, there is a significant opportunity to enhance this apartment's market appeal and long-term value by strategically investing in energy efficiency upgrades, moving it closer to the A/B BER standards common in higher-value transactions.
Amenities
Transport Connectivity: The property is well-served by Dublin Bus routes 15, 15A, 15B, 47, and 18, and is within walking distance of the Luas Green Line at Charlemont stop (1.2km), facilitating easy city access.
Local Amenities: Residents have immediate access to The Barge, Sean Moore Park, and Ringsend Park, alongside numerous cafes and restaurants along South Lotts Road and nearby Grand Canal Street.
Healthcare & Education: Proximity to St. Vincent's University Hospital (3km) and multiple primary schools including St. Patrick's National School, Ringsend (700m), ensures essential services are within reach.
Hypothesis: The ongoing development and regeneration of the Docklands area, including the South Lotts Road vicinity, combined with excellent transport links like the Luas Green Line, suggests a continuing upward trend in property values, making this location attractive for both owner-occupiers and investors seeking urban convenience.
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.