148 Rath Lodge, Ashbourne, Co. Meath, A84 RR58
16 homes sold nearby. See what they went for — and what to bid on this one.
€480,000 · 3 Bed · 3 Bath · 122m² · Semi-D
Market Position
Below Typical Sale Prices
At €480,000, 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.
16 closed sales nearby · 10mo 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 €480,000, 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 €24,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €480,000, 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.
€24,000
That's what overbidding by just 5% on a €480,000 home costs you — before interest.
A €19 check before a €480,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
16
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±9%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 193 Rath Lodge, Ashbourne, Meath, Meath | 2026-01-20 | 118m² | |
| 2 Tudor Grove, Ashbourne, Meath, Meath | 2025-06-23 | 128m² |
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 B3 Efficiency: The B3 BER rating indicates reasonable energy efficiency, but upgrading to a B2 rating could cost €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, offering a good return on investment.
Generous Size for Area: At 122m², this semi-detached property offers ample living space, which is likely larger than the median for the immediate 3km radius based on the single sale being a house.
Upgrade Potential: Given the B3 BER, focusing on further insulation upgrades or window replacements could cost €4,000-€8,000 and potentially yield an additional 5-10% increase in resale value by pushing it towards an A-rated standard.
Hypothesis: While the B3 BER is respectable, the €100,000+ premium over the median sale price might be partly justified by its size, but further BER enhancements to an A-rating could unlock additional value, especially if similar properties in the wider Dublin area are commanding higher prices due to superior energy credentials.
Amenities
Limited Local Transport Data: While the property is listed under 'Dublin', Ashbourne is outside the immediate Dublin Bus/Luas/DART network, likely requiring specific bus routes to access these services.
Local Schools Nearby: Ashbourne benefits from local educational facilities such as Colaiste Na Mi and Gaelscoil Na Mí, which would appeal to families.
Retail and Parks: The area offers amenities like Dunnes Stores, Lidl, and various local parks such as Kilcreene Park, providing essential shopping and recreational options for residents.
Hypothesis: The 'Dublin' designation may reflect its commuter-town status rather than direct integration into Dublin's public transport system; potential buyers will need to verify specific bus routes like the 103/103x to Dublin city and assess their commute feasibility compared to properties directly served by Luas or DART.
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.