18 Edenwood, Kilmainhamwood, Kilmainhamwood, Co. Meath, A82 PY27
4 homes sold nearby. See what they went for — and what to bid on this one.
€235,000 · 3 Bed · 2 Bath · Semi-D
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €235,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 13mo 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 4 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
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price sits marginally above the median of comparable sales.
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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
13 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 27 Edenwood, Kilmainhamwood, Kells, Meath | 2024-01-15 | 116m² | |
| 9 Senator Farrelly Avenue, Kilmainhamwood, Co Meath, Meath | 2025-04-30 | 99m² |
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 Costs: A C3 BER rating implies annual energy costs likely in the range of €1,500-€1,800, which is higher than B or A rated properties but better than D or E rated homes.
Value Uplift Potential: Upgrading from a C3 BER to a B2 rating could cost approximately €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000.
Space Efficiency: With 120m² across 3 bedrooms and 2 bathrooms, the property offers a good balance of living space and bedroom count, which aligns with typical family needs in semi-detached homes.
Hypothesis: Given the C3 BER rating, a strategic focus on improving insulation and heating systems could unlock significant long-term savings and appeal to energy-conscious buyers, particularly if similar properties in the area are trending towards higher BER ratings.
Amenities
Limited Direct Public Transport: Kilmainhamwood's rural setting means direct access to major public transport hubs like Dublin Bus routes or train stations is not specified, suggesting reliance on private transport.
Local Services: Access to essential services like primary schools (e.g., Carnaross National School is a drive away) and local shops would require travel, indicating a need for a car.
Proximity to Larger Towns: While specific local amenities are scarce, nearby towns like Kells or Navan (a drive away) would offer supermarkets, secondary schools, and healthcare facilities.
Hypothesis: The property's 'outside Dublin' location, coupled with the lack of specific public transport routes mentioned, suggests that its appeal is primarily to those seeking a rural lifestyle or who require easy access to regional hubs via car, with future value potentially tied to any infrastructure development plans for the wider Meath area.
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.