2 Granagh, Earlsfort, Blackrock, Blackrock, Co. Louth, A91 V2DK
16 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 3 Bed · 3 Bath · 105m² · Semi-D
Market Position
Priced Within Local Sold Range
At €375,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 2.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 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 €375,000, 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 €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €19 check before a €375,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €375,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 9.9% 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
16
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±18%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 26 Donore, Earlsfort, Sea Field Road, Louth | 2024-11-12 | 112m² | |
| 242 Dundoogan, Haynestown, Dundalk, Louth | 2025-04-30 | 123m² |
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
Excellent BER Rating: The A3 BER rating offers superior energy efficiency, with estimated annual energy costs of €800-€1,200 compared to €1,800-€2,200 for equivalent D-rated properties, saving €1,000-€1,400 annually.
Details
- Generous Living Space: With 105.0m² of floor area and 3 bedrooms, the property offers 35.0m² per bedroom, which is on the larger side compared to the median of 3 bedrooms with typically smaller floor areas in the local market.
- Value Optimization: While the property has an A3 BER, upgrading to an A2 rating would cost approximately €2,000-€4,000 and could increase property value by €5,000-€8,000, representing a good return on investment.
- Hypothesis: The A3 BER rating provides significant immediate savings, but the consistent 3-bedroom, 2-bathroom configuration seen across market metrics suggests that properties offering a third bathroom, as this one does, may command a higher premium in the local market due to increased functionality and appeal.
Amenities
Transport Connectivity: Access to Dublin City is supported by Bus Eireann routes serving the Louth region, which typically include services to Dublin, and the nearest train station, Dundalk, offers commuter services.
Details
- Local Facilities: The Blackrock area offers a range of amenities including local shops, cafes, and restaurants, with Dunnes Stores being a prominent supermarket option.
- Healthcare Access: Cooley Peninsula offers access to local health clinics, and the main hospitals such as Louth County Hospital are accessible via road.
- Hypothesis: While Blackrock itself offers good local amenities and the property's BER rating is excellent, the 'Outside Dublin' classification and lack of specific immediate DART/Luas mentions in the provided data suggest that commuter times to Dublin City may be longer than for properties within the immediate Greater Dublin Area, potentially impacting its appeal to daily 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 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.