20 Seaview Way, Cnoc Na Mara, Blackrock, Co. Louth, A91 V12K
14 homes sold nearby. See what they went for — and what to bid on this one.
€397,000 · 3 Bed · 3 Bath · 106m² · Semi-D
Market Position
Priced Above Local Sales
At €397,000, 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.
14 closed sales nearby · 8mo 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 €397,000, 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 €19,850 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €397,000, 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.
€19,850
That's what overbidding by just 5% on a €397,000 home costs you — before interest.
A €39 check before a €397,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
€39 for your strategy on a €397,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 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
14
Transactions Analysed
Within 1.5km
8 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 22 Seaview Way, Cnoc Na Mara, Blackrock, Louth | 2025-09-01 | — | |
| 20 Seaview, Cnoc Na Mara, Blackrock, Louth | 2025-09-01 | 106.1m² |
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
Exceptional Energy Efficiency: With an A-rated BER, this property offers significant annual energy cost savings, estimated to be €1,000-€1,400 annually compared to typical D-rated properties of similar size which incur €1,800-€2,200 in annual energy costs.
Generous Modern Configuration: The property's 106m² size with 3 bedrooms and 3 bathrooms is well-configured for modern family living, offering a higher bathroom count than the median of 1.5-2 baths found in 3-bed properties within a 5km radius.
Optimal Space Utilisation: The 106m² provides ample living space for a 3-bedroom semi-detached home, ensuring comfortable family accommodation which stands out in an area where older properties might offer less efficient layouts.
Hypothesis: The property's A BER rating, coupled with its generous 3-bathroom layout, positions it as a highly desirable, future-proof asset in the Blackrock market, potentially attracting buyers willing to pay a premium for reduced running costs and superior comfort compared to older, less efficient stock.
Amenities
Commuter Friendly Location: Blackrock offers bus services (e.g., Local Link Route 175 connecting Blackrock to Dundalk), with Dundalk Clarke Train Station (approx. 5km) providing direct rail links to Dublin and Belfast, enhancing connectivity for commuters.
Family-Centric Living: The area is well-served by educational facilities, including St. Francis National School in Blackrock and secondary options like Scoil Rís and Dundalk Grammar School in nearby Dundalk, alongside local childcare services.
Vibrant Local Lifestyle: Residents benefit from the amenities of Blackrock village, including local cafes and restaurants such as The Clermont and The Neptune Bar, proximity to Blackrock Beach and Blackrock Park for recreational activities, and convenient access to Fairways Shopping Centre for supermarkets and retail needs.
Hypothesis: Ongoing investment in community infrastructure and the allure of coastal living in Blackrock will continue to draw families and professionals, solidifying the area's appeal and potentially driving long-term property value growth due to sustained demand for its specific amenities.
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.