15 Balrath Wood, Kells, Kells, Co. Meath, A82 WN66
2 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 3 Bed · 2 Bath · 94m² · Apartment
Market Position
Limited Transaction Data
At €225,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 29mo 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 2 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
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 32% 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
€225,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
29 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Balrath Woods, Kells, Meath, Meath | 2023-06-20 | 55m² | |
| Apt 8, Tobair Bawn, Oldcastle Rd Kells, Meath | 2023-11-14 | 74m² |
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 C3 Energy Efficiency: With a C3 BER rating, this apartment likely has annual energy costs of approximately €1,500-€1,900, compared to €2,200-€2,800 for a typical D-rated property of similar size.
Details
- Size Efficiency: At 94.0m², this apartment offers a good balance of space, fitting the median of 3 bedrooms and 2 bathrooms observed across various radii, ensuring it aligns with typical family needs.
- Value Optimization Opportunity: While the current BER is C3, strategic upgrades to a B2 rating could cost €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a solid return on investment.
- Hypothesis: The presence of a C3 BER rating suggests a moderate level of energy efficiency, but the significant gap between this and A/B ratings, coupled with a property size of 94m², presents an opportunity for value enhancement through targeted retrofitting, which could position this apartment more competitively against newer builds and command a higher resale value.
Amenities
Connectivity Limitations: While located outside Dublin, there are no specific Dublin Bus, Luas, or DART routes explicitly mentioned as serving this immediate area, suggesting potential reliance on private transport for commuting.
Details
- Local Services Access: Within a 5km radius, there are limited recorded property transactions (20 sales in 180 days), suggesting a less developed local commercial and amenity offering compared to more urbanized areas.
- School Proximity: Given the typical amenities in Co. Meath towns like Kells, it's likely that primary schools like St. Colmcille's GNS and secondary schools such as Coláiste na Mí are within a reasonable driving distance, serving family needs.
- Hypothesis: The 'outside Dublin' designation for this apartment, coupled with limited specific transport links and low transaction volumes within a 5km radius, indicates a more rural or semi-rural lifestyle. This suggests that while the property might be well-priced compared to its immediate hyperlocal market (as seen in Location Premium), its long-term value appreciation may be more dependent on broader regional infrastructure improvements or local development plans rather than immediate urban connectivity.
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.