11 Millbourne Hall, Millbourne Crescent, Ashbourne, Co. Meath, A84 C560
41 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 2 Bed · 2 Bath · 70m² · Apartment
Market Position
Priced Within Local Sold Range
At €290,000, this home is priced within the typical range of 41 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
41 closed sales nearby · 11mo 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 €290,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €290,000, 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.
€14,500
That's what overbidding by just 5% on a €290,000 home costs you — before interest.
A €19 check before a €290,000 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 41 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
41 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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 7.1% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
41
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±17%
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 · 41 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Millbourne Rise, Ashbourne, Meath, Meath | 2026-01-29 | 49m² | |
| 38 Brindley Park Court, Ashbourne, Meath, Meath | 2025-08-13 | 111m² |
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
Moderate BER Advantage: The B3 BER rating offers a moderate energy efficiency advantage, likely resulting in annual energy cost savings of €400-€600 compared to a D-rated property of similar size.
Standard Size: At 70.0m², this 2-bedroom apartment offers a standard living space, aligning with the median 3-bedroom property size typically seen in the 3km radius.
Value Optimization: Upgrading from a B3 to an A-rated BER could cost an estimated €5,000-€8,000 and potentially increase the property's value by €8,000-€12,000, representing a sound investment.
Hypothesis: The B3 BER rating, while good, leaves substantial room for value enhancement through targeted energy efficiency upgrades, suggesting that a buyer willing to invest an additional €5,000-€8,000 could achieve a better BER and capture a higher resale value, especially given the positive price growth in the area.
Amenities
Limited Public Transport: Ashbourne is served by Bus Éireann routes such as 103 and 105, offering connectivity to Dublin City Centre, but lacks direct Luas or DART access.
Local Shopping Hub: Residents have convenient access to The Ashbourne Town Centre, which includes a Tesco, Dunnes Stores, and various other retail outlets and services.
Educational Proximity: The area is well-served by educational facilities including St. Mary's National School, Coláiste na Mí, and Ashbourne Educate Together National School.
Hypothesis: While Ashbourne offers a comprehensive range of local amenities and reasonable bus connectivity to Dublin, the absence of direct rail links (Luas/DART) acts as a significant differentiator, potentially impacting commuter appeal and property values compared to areas with direct access to these faster transit networks.
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.