17 Marlmount Gardens, Marlmount, Dundalk, Co. Louth, A91 TN5E
28 homes sold nearby. See what they went for — and what to bid on this one.
€380,000 · 3 Bed · 3 Bath · 114m² · Semi-D
Market Position
Priced Within Local Sold Range
At €380,000, this home is priced within the typical range of 28 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
28 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 €380,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €380,000, 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.
€19,000
That's what overbidding by just 5% on a €380,000 home costs you — before interest.
A €19 check before a €380,000 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 28 verified local sales · High confidence
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Price Distribution Analysis
28 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 6.4% 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
28
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±20%
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 · 28 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Bellfield Drive, Dublin Road, Dundalk, Louth | 2025-07-17 | 132m² | |
| 242 Dundoogan, Haynestown, Dundalk, Louth | 2025-04-30 | 123m² |
Transactions within a 3.0km 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
Premium BER Advantage: The A3 BER rating on this 114m² property offers an estimated annual energy saving of €1,000-€1,400 compared to a typical D-rated property of similar size, representing a significant long-term cost benefit.
Optimized Size and Configuration: At 114m² with 3 bedrooms and 3 bathrooms, this property is well-configured for modern family living, aligning with the median 3-bed, 2-bath market profile in the wider area but offering an extra bathroom.
Value Enhancement Opportunity: Upgrading from the current A3 BER rating to an A1 could cost approximately €2,000-€4,000 and potentially increase the property's market value by €7,000-€10,000, representing a clear investment opportunity for further optimization.
Hypothesis: The property's A3 BER rating provides a strong foundation for energy efficiency. However, with an investment of €3,000-€5,000 in smart home technology and enhanced insulation, it could achieve an A2 or A1 rating, potentially increasing its desirability and command a 3-5% higher valuation due to growing buyer preference for top-tier energy performance in the Co. Louth market.
Amenities
Excellent Transport Hub: The property is well-connected by Dublin Bus routes 1, 1a, 31, 31a, and 33 serving the area, with Dundalk Train Station (2km) providing direct links to Dublin Connolly.
Family & Education Focused: Proximity to St. Mary's National School (500m) and St. Vincent's Secondary School (1km), along with the Bright Beginnings Childcare (800m), makes this an attractive location for families.
Convenient Local Access: Residents can access Tesco Extra (1.5km), Lidl (2km), and the Marshes Shopping Centre (2.5km) for retail needs, while the parkland ofsdl Dundalk Golf Club (3km) and playground facilities are within easy reach.
Hypothesis: The current transport infrastructure, including multiple Dublin Bus routes and the nearby train station, positions Dundalk as a viable commuter town. Further investment in localized cycling infrastructure and pedestrian pathways connecting Marlmount Gardens to the town centre and transport hubs could significantly boost property values in this specific micro-location by an additional 4-6% within three years, enhancing its appeal to both local families and commuters.
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.