17 Manorfield, Kinnegad, Kinnegad, Co. Westmeath, N91 RW62
16 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 4 Bed · 3 Bath · 118m² · Semi-D
Market Position
Priced Within Local Sold Range
At €325,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 4.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 11mo 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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
From €19 for your strategy on a €325,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 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 · High
16
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±12%
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 |
|---|---|---|---|
| 17 The Hawthorns, Kinnegad, Westmeath, Westmeath | 2024-10-08 | 124m² | |
| 1 Manorfield, Kinnegad, Westmeath, Westmeath | 2025-08-15 | — |
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
Energy Efficiency Advantage: Boasting a B3 BER rating, this property offers excellent energy efficiency, with estimated annual energy costs of €800-€1,200, potentially saving buyers €1,000-€1,400 per year compared to typical D-rated properties of similar size.
Details
- Spacious Configuration: At 118m² with 4 bedrooms and 3 bathrooms, this Semi-D provides ample living space, featuring an additional bathroom compared to the typical 2-bathroom configuration for median 4-bedroom properties sold in the 5km radius over the past 180 days.
- Intrinsic Value: The property's estimated value of €351,524, which is notably higher than its asking price of €325,000, suggests its size, modern configuration, and B3 BER rating are well-recognized, offering a strong initial value proposition for prospective buyers.
- Hypothesis: The current trend of strong demand for larger, energy-efficient homes in areas like Kinnegad, especially those with B-rated BERs, indicates that properties like 17 Manorfield will command a growing premium as buyers increasingly prioritize long-term running costs and spacious living over absolute proximity to city centers.
Amenities
Strategic Transport Connectivity: Situated advantageously near the M4/M6 motorway interchange, 17 Manorfield offers excellent national road connectivity, complemented by Bus Éireann Route 120 providing direct links to Dublin and Athlone from Kinnegad town centre.
Details
- Essential Educational & Retail Access: Families benefit from convenient access to Kinnegad National School and Holy Family Secondary School within the town, while everyday shopping needs are readily met by SuperValu Kinnegad and various local shops.
- Vibrant Local Lifestyle: The property enjoys access to local lifestyle amenities such as The Central pub, The Old House Deli for cafes, and Coralstown/Kinnegad GAA club, fostering a strong community lifestyle with essential services generally within walking distance.
- Hypothesis: As remote and hybrid work models become more prevalent, the excellent road network and comprehensive local amenities in Kinnegad will increasingly position it as a desirable commuter hub for individuals seeking a balance between affordability, quality of life, and efficient accessibility to major urban centers like Dublin and Galway.
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.