186 Churchfields, Ashbourne, Co Meath, A84 X337
10 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 3 Bed · 2 Bath · 108m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €475,000, 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 · 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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
From €19 for your strategy on a €475,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 size-adjusted median. 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
11 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 28 Churchfields, Ashbourne, Meath, Meath | 2025-06-06 | 95m² | |
| 61 Churchfields, Ashbourne, Meath, Meath | 2024-10-16 | — |
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 Energy Efficiency: With an A3 BER rating, this property is significantly more energy-efficient than lower-rated homes, translating to potential annual energy cost savings of approximately €1,000-€1,400 compared to a D-rated property of similar size.
Details
- Size Advantage: The property's 108.0m² size offers ample living space, aligning with the median 3-bedroom, 2-bathroom configuration found in the local market.
- Value Optimization: Given the A3 BER, investing in cosmetic upgrades or minor enhancements rather than costly energy efficiency improvements will likely yield the highest return on investment for this property.
- Hypothesis: The A3 BER rating, while excellent, suggests that the primary opportunity for value enhancement lies not in further energy efficiency but in optimizing interior finishes and features to match or exceed the €435,000 median sale price achieved by comparable properties in the area, particularly those that sold above asking.
Amenities
Transport Connectivity: Ashbourne is served by Bus Éireann routes 109 and 109A, providing direct links to Dublin City Centre, and is a short drive from train stations such as Dunboyne.
Details
- Local Lifestyle Options: The area boasts amenities like the Ashbourne Town Centre, with numerous retail outlets, restaurants such as Siam Thai, and parks including the RouterModule Park.
- Family & Educational Hub: Residents have access to multiple schools including St. Declan's Junior School and Ashbourne Educate Together National School, as well as childcare facilities like Bright Beginnings.
- Hypothesis: The strategic location of Ashbourne, benefiting from ongoing infrastructure development and its role as a dormitory town for Dublin, positions properties like this to capture increasing value as commuter demand persists, despite the slightly longer travel times compared to properties within the M50.
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.