17 The Rise, Dunshaughlin, Co. Meath, A85 EE02
10 homes sold nearby. See what they went for — and what to bid on this one.
€520,000 · 4 Bed · 3 Bath · 117m² · Detached
Market Position
At the Upper End of Local Sales
At €520,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
10 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 €520,000, 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 €26,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €520,000, 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.
€26,000
That's what overbidding by just 5% on a €520,000 home costs you — before interest.
A €19 check before a €520,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
10 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 31 The Rise, Dunshaughlin, Meath, Meath | 2025-12-22 | 137m² | |
| 30 The Court, Dunshaughlin, Meath, Meath | 2025-09-25 | 118m² |
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 Efficiency: With a C2 BER rating, the property offers moderate energy efficiency, with estimated annual energy costs likely falling between €1,400-€1,800, compared to €1,800-€2,200 for D-rated properties of this size.
Upgrade Potential: Investing €8,000-€12,000 to upgrade the BER rating from C2 to B2 could increase the property's value by an estimated €15,000-€20,000, representing a strategic investment.
Space Allocation: This 117m² detached property with 4 bedrooms and 3 bathrooms offers a good space-to-bedroom ratio, providing ample living area for a family, comparing favourably to typical configurations in the area.
Hypothesis: The C2 BER rating, while average, represents a significant opportunity for value enhancement; achieving a B2 or B1 rating through targeted insulation and heating upgrades could position this property at the top quartile of value within its micro-market, attracting buyers prioritizing long-term running costs.
Amenities
Transport Hub: While specific routes are not detailed, Dunshaughlin is well-served by Dublin Bus, facilitating commuter access to the city, and is approximately a 20-minute drive from the M3 Parkway train station providing further connectivity.
Local Services: Residents have access to amenities like Dunshaughlin Community National School, Gaelscoil na Mí, and close proximity to local shops such as SuperValu Dunshaughlin, and essential healthcare services at the local pharmacy.
Family Focus: The area offers a family-friendly environment with childcare options like Bright Beginnings Dunshaughlin and access to local parks and recreational facilities, enhancing quality of life for residents.
Hypothesis: The growing infrastructure development around Dunshaughlin, coupled with its strategic location providing a balance between commuter access to Dublin and a more suburban lifestyle, will continue to drive demand and potentially increase property values, especially for family-sized detached homes like this one.
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.