2 Ribbontail Way, Longwood, Co. Meath, A83 EE68
11 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 3 Bed · 2 Bath · 105m² · Semi-D
Market Position
Priced Within Local Sold Range
At €325,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 4.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 12mo 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 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
11
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±7%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Longwood, Enfield, Co Meath, Meath | 2025-08-22 | 64m² | |
| 3 Willow Park, Longwood, Co Meath, Meath | 2024-12-13 | 124m² |
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
C2 BER Rating: The C2 BER rating suggests potential annual energy cost savings of approximately €600-€1,000 compared to properties with D or E ratings, representing moderate energy efficiency.
Size and Configuration: At 105m², the property offers a standard-sized semi-detached home with 3 bedrooms and 2 bathrooms, aligning well with the median market configuration for the 100km radius (3 beds, 2 baths).
Value Optimization Potential: While the C2 BER is acceptable, upgrading to a B2 rating could incur costs of €8,000-€12,000 but potentially increase property value by €15,000-€20,000, offering a good return on investment.
Hypothesis: The prevalence of C2 BER ratings (100% unknown in raw metrics, but C2 provided for subject property) across the market suggests a common benchmark, implying that properties with B-rated BERs within this radius could command a significant premium, potentially 10-15% higher sale prices than comparable C2 properties.
Amenities
Connectivity to Dublin: While described as 'Outside Dublin', Longwood's proximity means access to Dublin Bus routes 115, 115A, and 285 from the nearby town centre connects to Dublin city.
Local Essentials Available: The area benefits from local amenities including primary schools like Gaelscoil Longwood and local shops within a 2km radius.
Healthcare Access: Kilcock Medical Centre is approximately 10km away, providing essential healthcare services for residents.
Hypothesis: The ongoing development of park-and-ride facilities at key regional towns servicing Longwood could significantly improve commuter connectivity to Dublin, potentially increasing property values in the area by up to 5-8% in the next 1-2 years.
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.