117 Marian Park, Dundalk, Co. Louth, A91 XK4H
26 homes sold nearby. See what they went for — and what to bid on this one.
€230,000 · 3 Bed · 1 Bath · 82m² · Semi-D
Market Position
Below Typical Sale Prices
At €230,000, 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.
26 closed sales nearby · 6mo 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 €230,000, 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 €11,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €230,000, 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.
€11,500
That's what overbidding by just 5% on a €230,000 home costs you — before interest.
A €19 check before a €230,000 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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €230,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
26 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 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
26
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±16%
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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 111 Marian Park, Dundalk, Louth, Louth | 2025-10-01 | 91m² | |
| Nobel, 6 Marian Park, Dundalk, Louth | 2025-11-18 | 77m² |
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 Upgrade Opportunity: Upgrading this E1 BER rated property to a C1 rating is estimated to cost €7,000-€10,000, potentially increasing its market value by €12,000-€18,000 and reducing annual energy costs by €600-€900 compared to its current E1 rating.
Details
- Size Efficiency: The 82m² size of this semi-detached property is within the typical range for 3-bedroom homes, but a review of comparable properties within a 5km radius indicates that the median size for 3-bedroom homes sold is approximately 90m², suggesting this property is slightly smaller than average locally.
- Value Optimization: Given the E1 BER rating and slightly smaller size compared to the local median, investing in energy efficiency upgrades (e.g., insulation, new windows) for an estimated €7,000-€10,000 could unlock significant value and improve marketability, aligning better with the local preference for better-rated homes.
- Hypothesis: The E1 BER rating, significantly below the local median of 2 bathrooms and median of 3 bedrooms, indicates a substantial opportunity for value enhancement through targeted energy efficiency upgrades, which could narrow the gap between the property's current market position and the perceived value of properties with higher BER ratings in this region.
Amenities
Transport Connectivity: Dundalk is served by multiple Bus Éireann routes, including the 163 and 170, offering regional connectivity, and is located approximately 15km from the M1 motorway providing direct access to Dublin.
Details
- Local Amenities: The area benefits from close proximity to local shops and essential services, with the Market Square Shopping Centre in Dundalk approximately 3km away, offering a range of retail and supermarket options.
- Educational & Healthcare Access: This property is within a reasonable distance of educational facilities such as Scoil Mhuire Gan Smal and St. Louis High School, and the Louth County Hospital is approximately 4km away, ensuring access to healthcare.
- Hypothesis: The reliance on regional bus routes and proximity to the M1 for access to Dublin suggests that while Dundalk offers local amenities, its connectivity for daily commuters to Dublin might be less direct than properties closer to established public transport hubs, potentially impacting its appeal to a wider commuter base and influencing future value appreciation compared to more accessible towns.
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.