23 Effernock Glebe, Trim, Co. Meath, Trim, Co. Meath, C15 NR2Y
10 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
At the Upper End of Local Sales
At €485,000, 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 · 4mo 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 €485,000, 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 €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €485,000, 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.
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 €485,000 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
4 months
Data Freshness
Most recent sale age
±15%
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 |
|---|---|---|---|
| 14 Effernock Lane, Effernock, Trim, Meath | 2025-12-19 | 110m² | |
| 26 Effernock Lane, Effernock, Trim, Meath | 2026-02-03 | 128m² |
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
Superior Energy Efficiency: The A1 BER rating positions this property at the highest tier of energy performance, implying annual energy costs of approximately €800-€1,200, significantly lower than D-rated properties in the region which could incur €1,800-€2,200 annually.
Details
- Spacious Configuration: With 120m² and 4 bedrooms, this property offers a generous living space, aligning with the 'Large' size category and exceeding the median 3 bedrooms found within 100km.
- Value Optimisation Opportunity: Upgrading from a hypothetical D-rated property (costing €8,000-€12,000 for BER improvement to B2) could increase property value by €15,000-€20,000; however, this property's A1 rating already maximizes this potential.
- Hypothesis: The A1 BER rating, combined with a 4-bedroom configuration, suggests this property is designed for maximum long-term cost efficiency and market appeal in an era of rising energy prices and family housing demand, potentially commanding a sustained premium over properties with lower ratings and fewer bedrooms.
Amenities
Limited Direct Transport: As the property is described as 'Outside Dublin', it is unlikely to be served by direct Dublin Bus routes, Luas stops, or DART stations within immediate walking distance, requiring car dependency or longer journey times via local bus links to main hubs.
Details
- Local Services Access: Trim town offers essential amenities including supermarkets like SuperValu Trim, healthcare at Our Lady's Hospital Trim, and educational facilities such as St. Michael's Infant School and Meath Secondary School, providing a reasonable level of local convenience.
- Recreational Opportunities: The surrounding area offers access to parks and natural amenities, with the Royal Canal Greenway accessible nearby and local sporting facilities contributing to a balanced lifestyle outside a major urban centre.
- Hypothesis: The property's location outside Dublin, while offering a quieter lifestyle, presents a significant connectivity challenge for daily commuters to the city, likely necessitating a car for efficient access to major employment hubs and potentially impacting its long-term rental yield and resale value compared to properties with direct urban transport links.
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.