Apartment 29, Shelbourne Park Apartments, Ringsend, Dublin 4, D04 VN82
250 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 2 Bed · 1 Bath · Apartment
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Market Position
Priced Within Local Sold Range
At €525,000, this home is priced within the typical range of 250 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.
250 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €525,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €15 check before a €525,000 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 250 verified local sales · High confidence
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Price Distribution Analysis
250 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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 0.7% 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
250
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
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 · 250 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 38 Shelbourne Park, South Lotts Rd, Dublin 4, Dublin 4, Dublin | 2024-10-31 | 59m² | |
| 24 Shelbourne Park Apts, South Lotts Rd, Dublin 4, Dublin 4, Dublin | 2025-07-18 | 73.6m² |
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: Improving the C1 BER rating to a B2 through insulation and heating upgrades could cost an estimated €8,000-€12,000, potentially increasing property value by €15,000-€20,000.
Generous Space: At 120m², this 2-bedroom apartment offers 60m² per bedroom, providing significantly more space than the typical apartment, a strong selling point for buyers seeking comfort.
Value Optimization: Upgrading the single bathroom to two could significantly enhance market appeal and potential resale value, addressing a common modern apartment configuration gap and potentially adding €20,000-€30,000 in value.
Hypothesis: The current configuration of a single bathroom in a 120m² apartment, while offering ample living space, represents a missed opportunity for value enhancement; a dual-bathroom setup could unlock a 5-10% price premium in this competitive market segment.
Amenities
Excellent Transport Hub: The property is serviced by Dublin Bus routes 1, 15, 47, and 56A, with the Luas Red Line at the Mayor Square - NCI stop approximately 1km away, offering strong connectivity.
Local Conveniences: Residents have access to the Shelbourne Park dog track for leisure, and essential services like Tesco (0.8km) and a range of restaurants and cafes in the Ringsend village.
Green Spaces & Schools: Proximity to Herbert Park (1.5km) and Merrion Square (2km) provides accessible green spaces, while St. Mary's National School, Ringsend and Ringsend College are within a 1km radius.
Hypothesis: The ongoing development and planned infrastructure upgrades in the Docklands area, including potential extensions to the Luas network and enhanced pedestrian links, will further bolster the already strong connectivity and amenities of Ringsend, making this location increasingly attractive to young professionals and families.
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.