Luxury Home Killiney-Shankhill Coastline, Shankill, Dublin 18, D18 P8C8
15 homes sold nearby. See what they went for — and what to bid on this one.
€3,490,005 · 5 Bed · 9 Bath · 815m² · Detached
Market Position
Priced Within Local Sold Range
At €3,490,005, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 1.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 9mo recency · Low 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 €3,490,005, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €174,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €3,490,005, 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.
€174,500
That's what overbidding by just 5% on a €3,490,005 home costs you — before interest.
A €19 check before a €3,490,005 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 15 verified local sales · Low confidence
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Price Distribution Analysis
15 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 median of comparable sales. 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.
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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 0.3% 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 · Low
15
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lavarna, Main Rd, Shankill, Dublin 18, Dublin | 2026-01-06 | 112m² | |
| 3 The Sidings, Station Rd, Shankill, Dublin 18, Dublin | 2024-12-19 | 167m² |
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 B3 Advantage: A B3 BER rating suggests reasonable energy efficiency, likely resulting in annual energy costs of approximately €1,500-€2,000 for a property of this size, compared to €2,500-€3,500 for a D-rated equivalent.
Generous Proportions: With 9 bathrooms and 5 bedrooms spread across 815m², this property offers a luxurious amount of space, with approximately 163m² per bedroom, well above the typical market standard.
Value Optimization Opportunity: Upgrading from a B3 BER to a B2 could cost an estimated €4,000-€7,000 and potentially increase property value by €7,000-€10,000, representing a sensible investment to further enhance its premium appeal.
Hypothesis: The high number of bathrooms (9) relative to bedrooms (5) suggests a design focused on guest comfort and luxury entertaining, which, while appealing to a niche market, may represent an underutilised area for families seeking more living space, impacting its resale potential to a broader demographic.
Amenities
Coastal Connectivity: The Shankill area is served by Dublin Bus routes 145, 155, and 185, providing direct access to Dublin City Centre, and is within proximity to the DART line at Shankill Station (approx. 1.5km).
Premium Education & Healthcare: Residents have access to renowned secondary schools like St. Gerard's School (approx. 2km) and Holy Child Killiney (approx. 3km), as well as access to St. Vincent's Hospital (approx. 8km).
Abundant Green & Leisure: Proximity to Killiney Hill Park (approx. 1km) and the coastline offers exceptional walking routes and recreational opportunities, complemented by dining options in Dalkey and Glasthule (approx. 4km).
Hypothesis: The strategic location on the Killiney-Shankill coastline, with excellent transport links to Dublin City and a high concentration of premium educational institutions, suggests that properties in this specific micro-location command a significant location premium driven by aspirational lifestyle factors and exclusive community appeal, which is likely to continue appreciating.
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.