12 Cluain Beag, Nobber, Co. Meath, A82 P5P2
4 homes sold nearby. See what they went for — and what to bid on this one.
€235,000 · 3 Bed · 3 Bath · 102m² · Semi-D
Market Position
Priced Above Local Sales
At €235,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 12mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 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 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.
Financial Exposure · 11% 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
€235,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 27 Cluain Beag, Nobber, Meath, Meath | 2024-01-25 | 108m² | |
| 29 Cluain Beag, Nobber, Meath, Meath | 2025-12-09 | 90m² |
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 C1 Efficiency: The C1 BER rating indicates moderate energy efficiency; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Generous Space: At 102.0m², this 3-bedroom, 3-bathroom semi-detached property offers a good balance of living space and bedrooms, aligning with typical family needs in the area.
Value Optimization: With an asking price of €235,000 and an estimated value of €259,685, there is an immediate €24,685 opportunity for value optimization by potentially negotiating closer to the asking price or through minor enhancements.
Hypothesis: Given the C1 BER rating, minor insulation and heating upgrades, costing under €5,000, could push the BER to B3, unlocking an estimated €8,000-€10,000 in immediate value increase and aligning it more closely with the regional median price per sqm.
Amenities
Limited Direct Transport: Nobber, Co. Meath is not directly served by specific Dublin Bus routes, Luas, or DART stations, requiring reliance on local bus services and private transport for connectivity.
Local Services: The area offers essential local amenities including St. Mary's National School and St. Joseph's National School for education, along with local pharmacies and a small selection of retail outlets in Nobber village.
Walkability: While Nobber village itself is walkable for basic services, the property's location likely necessitates driving for most amenities and commuting.
Hypothesis: The absence of direct public transport links to major urban centres means that the property's value is heavily tied to the strength of the local Nobber community and its ability to offer sufficient amenities, with any future development of broader public transport infrastructure potentially creating significant upside.
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.