1 Gardenrath Road Upper, Kells, Kells, Co. Meath, A82 W2T3
7 homes sold nearby. See what they went for — and what to bid on this one.
€365,000 · 5 Bed · 2 Bath · 127m² · Detached
Market Position
Priced Within Local Sold Range
At €365,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 9mo recency · Moderate 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 €365,000, 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 €18,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €365,000, 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.
€18,250
That's what overbidding by just 5% on a €365,000 home costs you — before interest.
A €25 check before a €365,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 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
Financial Exposure · 10% 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
€365,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Gerdenrath Rd Lower, Kells, Meath, Meath | 2025-08-12 | 129m² | |
| 50 Townparks Manor, Rockfield Rd, Kells, Meath | 2024-11-19 | — |
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 C2 Rating: The C2 BER rating suggests moderate energy efficiency, with potential annual savings of €800-€1,200 compared to E/F rated properties of similar size, which typically cost €1,800-€2,200 to heat.
Size Efficiency: At 127m², this 5-bedroom property offers approximately 25.4m² per bedroom, which is a reasonable configuration for family living.
Value Optimization Opportunity: While the current BER is C2, upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000, representing a solid investment for future resale value.
Hypothesis: Given the median sale price per square meter within 1km is €2,808 and within 3km is €2,865, a C2 BER rating for this 127m² property at its asking price suggests that its overall value proposition is currently centred on its size and bedroom count rather than its energy efficiency, implying that improvements in the BER could unlock significant untapped value.
Amenities
Transport Connectivity: While specific routes for Kells are not detailed in the raw data, properties outside Dublin typically rely on local bus services and nearby train stations for connectivity to larger centres.
Local Infrastructure: Kells offers a range of amenities including educational facilities such as Scoil Mhuire primary school and secondary schools, along with healthcare access via local clinics and pharmacies, and retail options like local supermarkets.
Walkability and Recreation: The area likely provides walking routes along local roads and access to nearby parks or green spaces, contributing to a balanced lifestyle for residents.
Hypothesis: Given the location is outside Dublin and specific transport routes are not provided, the perceived value of this property will be heavily influenced by its proximity to essential local services and its direct road access rather than public transport links, meaning properties with enhanced local amenities or better road connectivity to employment hubs will likely command a higher premium in this market segment.
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.