1 Larrix Mews, Larrix Street, Duleek, Co. Meath, A92 V2W7
15 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 3 Bed · 3 Bath · 96m² · Semi-D
Market Position
At the Upper End of Local Sales
At €345,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
15 closed sales nearby · 9mo 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 €345,000, 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 €17,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €345,000, 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.
€17,250
That's what overbidding by just 5% on a €345,000 home costs you — before interest.
A €19 check before a €345,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €345,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 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
€345,000
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
15
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±9%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Larrix Ct, Duleek, Meath, Meath | 2025-04-17 | 106m² | |
| 17 Larrix Court, Duleek, Meath, Meath | 2025-07-16 | — |
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 Efficiency: With a B3 BER rating, this property is relatively energy efficient; however, upgrading to an A-rated BER (e.g., A3) could cost an estimated €8,000 - €12,000 and potentially increase its value by €15,000 - €20,000.
Details
- Size Efficiency: At 96.0m², this semi-detached home offers a practical size for its 3 bedrooms and 3 bathrooms, aligning with the median of 3 bedrooms and 2 bathrooms within a 10km radius.
- BER Value Opportunity: While a B3 rating is respectable, the average energy costs for a B3 rated property of this size are estimated to be €1,100-€1,500 annually, compared to €800-€1,200 for an A-rated property, representing potential annual savings of €300-€500 that could be realised with targeted upgrades.
- Hypothesis: The current B3 BER rating suggests an opportunity to unlock further value and appeal by investing in energy efficiency upgrades to achieve an A-rating, which could not only reduce running costs but also cater to a growing segment of buyers prioritising sustainability, thereby enhancing its long-term marketability.
Amenities
Transport Connectivity: Duleek is served by Bus Éireann routes 189 and 190, providing direct connections to Drogheda and Ashbourne, and links to further onward travel to Dublin.
Details
- Local Amenities: Within Duleek itself, residents have access to St. Joseph's National School, primary care facilities, local pharmacies, and a range of shops including Centra and a Post Office.
- Proximity to Larger Centres: While Duleek offers local convenience, larger shopping centres like Scotch Hall in Drogheda (approx. 15-minute drive) and the retail parks in Navan provide a wider array of retail and dining options.
- Hypothesis: The strategic location of Duleek, offering a balance of local amenities and reasonable commuter access to larger towns like Drogheda and Dublin via Bus Éireann routes, positions properties like 1 Larrix Mews for sustained demand from individuals seeking a more suburban lifestyle with convenient access to urban centres.
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.