1 St Nicholas Drive, Stabannon, Co. Louth, A91 FY26
20 homes sold nearby. See what they went for — and what to bid on this one.
€199,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €199,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
20 closed sales nearby · 17mo 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 €199,000, 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 €9,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €199,000, 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.
€9,950
That's what overbidding by just 5% on a €199,000 home costs you — before interest.
A €19 check before a €199,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €199,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
20 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
Statistical Confidence · High
20
Transactions Analysed
Within 5.0km
17 months
Data Freshness
Most recent sale age
±13%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Pollbrock, Stabannon, Castlebellingham, Louth | 2023-11-17 | 104m² | |
| Pollbrock, Stabannan, Castlebellingham, Louth | 2024-11-22 | 150m² |
Transactions within a 5.0km radius and 36-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 Improvement Potential: Upgrading the F BER rating to a C1 could cost approximately €10,000-€15,000 and could potentially increase the property's value by €20,000-€30,000 based on typical market responses to improved energy efficiency.
Details
- Space Efficiency: The 120m² detached property offers a standard configuration with 3 bedrooms and 1 bathroom, which is adequate but could be enhanced with a second bathroom to align with the median of 2 bathrooms in the 100km radius market.
- Value Optimization Opportunity: Investing in BER improvements from an F rating to a C rating, estimated at €10,000-€15,000, could unlock significant value, as indicated by the market's responsiveness to better energy-efficient homes, potentially increasing its marketability and sale price.
- Hypothesis: Given the F BER rating, the significant focus on energy efficiency upgrades in the Irish market, and the €199,000 asking price, strategically investing €10,000-€15,000 to achieve a C rating could yield a return on investment exceeding 100% in terms of value uplift within 6-12 months, making it a prime opportunity for capital appreciation.
Amenities
Limited Local Transport: Stabannon itself has limited direct public transport; residents would likely rely on private transport to access services, with the nearest significant transport hub likely being Dundalk (approx. 15-20km away) which serves bus routes and the train station.
Details
- Essential Services within Reach: While Stabannon is rural, essential services such as supermarkets and pharmacies would be accessible in nearby towns like Dunleer (approx. 7km) or Ardee (approx. 10km), requiring car travel.
- Rural Lifestyle Appeal: The property's location in Stabannon suggests a focus on rural living with potential for scenic walks in the surrounding countryside, offering peace and quiet away from urban centers.
- Hypothesis: The 'Outside Dublin' classification and the absence of specific local transport routes in the data suggest that this property's appeal is primarily for those prioritizing rural tranquility over urban connectivity. Its value proposition will heavily rely on the quality of life and natural amenities available in the immediate vicinity, rather than direct public transport links to major employment hubs.
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.