108 The Glebe, Kells, Co. Meath, A82 E1E2
7 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 3 Bed · 1 Bath · 120m² · Terrace
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 8mo 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 below the median of comparable sales, 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 · Moderate
7
Transactions Analysed
Within 1.5km
8 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 |
|---|---|---|---|
| 97 The Glebe, Kells, Meath, Meath | 2025-10-10 | 97m² | |
| 25 St Colmcille's Villas, Kells, Co Meath, Meath | 2025-03-28 | 84m² |
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
Energy Efficiency: A B3 BER rating suggests annual energy costs of approximately €1,400-€1,800, compared to €2,200-€2,800 for a G-rated property of similar size, representing an annual saving of €800-€1,000.
Size Advantage: At 120.0m², this property offers a spacious living environment, exceeding the typical size for many terrace properties, potentially justifying a higher valuation.
Value Optimization: Improving the BER from B3 to a B2 rating would likely cost €6,000-€9,000 but could increase the property's market value by €10,000-€15,000, representing a sound investment.
Hypothesis: Given the B3 BER rating and 120m² size, the property is well-positioned for the local market. However, focusing on minor enhancements that push the BER to B2 could unlock an additional 3-5% of value due to the increasing demand for energy-efficient homes in this specific commuter belt area.
Amenities
Transport Connectivity: While specific routes are not detailed, Kells is served by local bus services and is within reasonable driving distance of train stations like Kells Railway Station, offering connectivity to Dublin.
Local Amenities: The area benefits from proximity to local shops, primary and secondary schools, and healthcare facilities, contributing to a self-sufficient community lifestyle.
Walkability: The Glebe development typically features pedestrian-friendly pathways and is located within Kells town, allowing for easy access to local shops and amenities on foot.
Hypothesis: The absence of specific Luas or DART mentions in the provided data, combined with Kells being 'outside Dublin,' suggests that while local amenities are present, the property's appeal to Dublin commuters might be more reliant on private vehicle usage or scheduled bus services rather than rapid transit, potentially impacting its premium valuation compared to properties closer to direct public transport 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.