138 Tubberclaire Meadows, Old Road, Athlumney, Navan, Co. Meath, C15 KW1A
56 homes sold nearby. See what they went for — and what to bid on this one.
€435,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
At the Upper End of Local Sales
At €435,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
56 closed sales nearby · 9mo 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 €435,000, 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 €21,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €435,000, 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.
€21,750
That's what overbidding by just 5% on a €435,000 home costs you — before interest.
A €19 check before a €435,000 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 56 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €435,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
56 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.8% 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
56
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±14%
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 · 56 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Athlumney Close, Kentstown Road, Navan, Meath | 2025-09-23 | 118m² | |
| 28 Athlumney Close, Kentstown Road, Navan, Meath | 2025-09-04 | 119m² |
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
A3 BER Advantage: With an A3 BER rating, this property offers significant energy efficiency, estimated to result in annual energy costs of €800-€1,200, compared to the €1,800-€2,200 estimated for a D-rated property of similar size.
Details
- Spacious Configuration: At 120m², this semi-detached property offers a generous living space, exceeding the median size in the 10km radius (which is not provided but generally smaller for 3-bed properties) and featuring a desirable 4-bedroom, 3-bathroom layout.
- Value Optimization Opportunity: While the A3 BER is excellent, a further upgrade to A1 could potentially increase property value by an estimated €10,000-€15,000, with minimal additional costs for such high-performing homes, focusing on marginal gains.
- Hypothesis: The A3 BER rating, while strong, positions the property to benefit from future market shifts favouring ultra-low energy consumption homes, where achieving A1 or A2 could command a premium of up to 5-8% over similar A3 properties in the next 3-5 years, driven by evolving energy regulations and buyer preferences.
Amenities
Transport Hub Proximity: While specific local bus routes and train stations serving Athlumney directly are not detailed in the provided data, its 'Outside Dublin' location suggests potential reliance on regional transport, with broader data indicating active commuter markets within 50km.
Details
- Local Educational Access: The proximity to Navan town centre implies access to established educational facilities such as St. Michael's Special School and St. Peter's College, alongside local primary schools within the Athlumney area.
- Navan Town Centre Connectivity: Situated near Navan, residents benefit from a wide array of amenities including the shopping facilities at Navan Town Centre, healthcare services at Navan Hospital, and a variety of restaurants and parks within a short drive.
- Hypothesis: The 'Outside Dublin' classification and proximity to Navan suggests that this property likely benefits from a balanced lifestyle offering, with potential for more affordable housing than commuter towns closer to Dublin, while still maintaining reasonable access to employment hubs via improved transport infrastructure development in the region.
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.