18 Heathfield Close, Kinnegad, Kinnegad, Co. Westmeath, N91 AH90
15 homes sold nearby. See what they went for — and what to bid on this one.
€335,000 · 3 Bed · 3 Bath · Semi-D
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Market Position
Priced Above Local Sales
At €335,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
15 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 €335,000, 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 €16,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €335,000, 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.
€16,750
That's what overbidding by just 5% on a €335,000 home costs you — before interest.
A €19 check before a €335,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €335,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
15
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±14%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Heathfield Close, Kinnegad, Westmeath, Westmeath | 2025-10-09 | — | |
| 25 Cluain Craoibh, Kinnegad, Co. Westmeath, Westmeath | 2024-11-12 | — |
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 Improvement Opportunity: Upgrading the C3 BER rating could cost approximately €8,000-€12,000, potentially increasing property value by €15,000-€20,000, especially as the average BER rating within 10km is unknown, offering a chance to stand out.
Details
- Generous Size for Type: At 120m², this semi-detached property is on the larger side compared to the median 3-bed property in the 100km radius which has a median of 3 beds, implying good space efficiency.
- Value Optimization: With 3 bathrooms for 3 bedrooms, the property offers a good ratio, aligning with the median of 2 bathrooms in the 100km radius, suggesting adequate facilities for its size and configuration.
- Hypothesis: Given the C3 BER rating and the significant number of properties with unknown BER ratings in the broader market, investing in a BER upgrade to B2 for approximately €8,000-€12,000 could provide a substantial return, potentially an increase in value of €15,000-€20,000, and also improve annual energy cost savings from an estimated €1,600-€2,000 to €900-€1,300.
Amenities
Transport Connectivity: Kinnegad is served by Bus Éireann routes 20, 20A, and 20B connecting to Mullingar and Dublin City Centre, offering essential commuting options outside of major urban hubs.
Details
- Local Services: Residents have access to amenities such as SuperValu Kinnegad for groceries and the Kinnegad Plaza for services, alongside local healthcare providers like St. Mary's Health Centre.
- Walkability and Access: The area offers reasonable walkability to local shops and St. Mary's National School, with pedestrian-friendly paths along the main street, though access to larger parks or extensive recreational facilities requires travel.
- Hypothesis: While Kinnegad offers essential local amenities and bus connectivity, the lack of a nearby train station or Luas/DART line, coupled with the 100km radius median asking price of €328,768, suggests that properties with strong links to public transport networks in more urban areas may command a higher premium, indicating potential for growth if transport infrastructure in Kinnegad improves.
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.