21 Grange Court, Gormanstown Road, Gormanston, Co. Meath, K32 DC03
15 homes sold nearby. See what they went for — and what to bid on this one.
€330,000 · 3 Bed · 3 Bath · 79m² · Semi-D
Market Position
Priced Above Local Sales
At €330,000, 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 €330,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €16,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €330,000, 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.
€16,500
That's what overbidding by just 5% on a €330,000 home costs you — before interest.
A €19 check before a €330,000 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
Price Distribution Analysis
15 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5.3% 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
15
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±12%
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 |
|---|---|---|---|
| 21 Grange Court, Stamullen, Meath, Meath | 2025-12-05 | 79m² | |
| 4 The Green, Silver Banks, Stamullen, Meath | 2025-04-03 | 162m² |
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
Energy Efficient Living: With a C1 BER rating, this property's annual energy costs are approximately €1,200-€1,600, offering potential annual savings of €600-€800 compared to D-rated properties of similar size typically costing €1,800-€2,200.
Optimal Space Utilisation: At 79m² with 3 bedrooms and 3 bathrooms, this semi-detached home maximizes its compact footprint, offering a functional layout despite being slightly smaller than the 90m² average for properties sold within a 5km radius.
Bathroom Premium: The property's three bathrooms exceed the median of two bathrooms found in properties within a 5km radius, offering a clear advantage for families and potentially justifying a higher valuation.
Hypothesis: The combination of a strong C1 BER and an efficient 3-bedroom, 3-bathroom layout in a 79m² semi-detached house suggests a property optimised for modern living and potentially appealing to first-time buyers seeking cost-effective, ready-to-move-in homes.
Amenities
Excellent Commuter Connectivity: Gormanston offers strong transport links with Gormanston Train Station providing direct commuter services to Dublin Pearse/Connolly and immediate access to the M1 motorway for convenient travel to Dublin City and Drogheda.
Family-Friendly Facilities: The area benefits from key educational institutions like Gormanston National School and the prestigious Gormanston College, complemented by recreational amenities such as Gormanston Beach for leisure activities.
Convenient Local Services: Residents have access to local convenience shops in Gormanston, with extensive shopping and supermarket options available in nearby Balbriggan and Drogheda, ensuring all retail needs are easily met.
Hypothesis: Gormanston's strategic blend of direct rail and motorway access to Dublin, coupled with the presence of well-regarded schools and coastal amenities, positions it as an increasingly desirable commuter belt location, driving consistent demand from families prioritizing both convenience and lifestyle.
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.