133 The Glebe, Maudlin Road, Kells, Co. Meath, A82 E4A9
7 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 3 Bed · 3 Bath · 100m² · 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 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 7mo 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
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 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 · Moderate
7
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±18%
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 | |
| 2 Maudlin Street, Kells, Co Meath, Meath | 2025-09-26 | — |
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 Potential: The C1 BER rating offers a moderate energy efficiency. Upgrading to a B2 rating could potentially cost €8,000-€12,000 and could increase property value by €15,000-€20,000, while reducing annual energy costs by an estimated €500-€1,000 compared to a D-rated property.
Details
- Space Efficiency: At 100m², the property offers a good size for a 3-bedroom, 3-bathroom terrace home, aligning with market demand for family-sized residences.
- Value Optimization: With an estimated value of €338,745.72 and an asking price of €275,000, there is a significant opportunity for a buyer to achieve considerable equity by completing any necessary minor refurbishments.
- Hypothesis: Given that 100% of properties within 100km had unknown BER ratings in the provided data, this property's C1 rating is relatively transparent, but a proactive seller could leverage this by obtaining a comparative assessment against recent upgrades in the Kells area to precisely quantify the potential ROI on energy efficiency improvements.
Amenities
Transport Connectivity: While specific routes aren't detailed for Kells, its 'Outside Dublin' location suggests potential reliance on Bus Éireann services, with the nearest major public transport hubs likely requiring a short drive.
Details
- Local Lifestyle: Kells offers essential amenities, likely including local supermarkets like SuperValu and Lidl, primary schools such as St. Colmcille's BNS and St. Brigid's GNS, and healthcare facilities within the town.
- Walkability: The property's address suggests it's within a developed residential area, likely offering reasonable walkability to local shops, schools, and parks within Kells town itself.
- Hypothesis: The 'Outside Dublin' classification for Kells, Co. Meath, suggests a commuter town dynamic. Future infrastructure development, such as enhanced train services to Dublin or improved local public transport, could significantly boost property values and desirability in this specific micro-market.
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.