23 Elton Grove, Millfarm, Dunboyne, Co Meath, A86 HE93
35 homes sold nearby. See what they went for — and what to bid on this one.
€800,000 · 5 Bed · 3 Bath · Bungalow
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Market Position
Priced Within Local Sold Range
At €800,000, this home is priced within the typical range of 35 recent closed sales nearby. There's room to negotiate — seller leverage is 4.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
35 closed sales nearby · 13mo 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 €800,000, 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 €40,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €800,000, 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.
€40,000
That's what overbidding by just 5% on a €800,000 home costs you — before interest.
A €19 check before a €800,000 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 35 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €800,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
35 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 8.5% year-on-year, based on the trailing 24-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
35
Transactions Analysed
Within 3.0km
13 months
Data Freshness
Most recent sale age
±19%
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 · 35 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Elton Grove, Millfarm, Dunboyne, Meath | 2025-06-12 | 134m² | |
| 34 Larchfield, Dunboyne, Meath, Meath | 2024-10-04 | — |
Transactions within a 3.0km radius and 24-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
BER Efficiency: The B3 BER rating indicates reasonable energy efficiency, suggesting annual energy costs are likely to be in the mid-range compared to properties with lower ratings.
Details
- Size Advantage: At 120.0m², this bungalow is larger than the average property size of 107.17m² within a 3km radius, offering more living space for potential buyers.
- Configuration Mismatch: While the property boasts 5 bedrooms and 3 bathrooms, the average number of bedrooms and bathrooms sold within a 3km radius over the last 180 days are 2 and 2 respectively, indicating a potentially over-specced configuration for the immediate local market.
- Hypothesis: Given the B3 BER rating, an investment of approximately €6,000-€10,000 to upgrade to a B2 or A3 rating could potentially increase the property's market appeal and command a value uplift of €10,000-€15,000, particularly if similar higher-rated properties are selling at a premium.
Amenities
Transport Connectivity: Dunboyne is served by the 70 and 270 Dublin Bus routes, and the Dunboyne train station on the M3 Parkway provides direct rail links to Dublin city centre.
Details
- Local Facilities: The area benefits from amenities such as Dunnes Stores, local pharmacies, and a variety of restaurants and cafes in the town centre.
- Educational Access: Proximity to Scoil Oilibhéir Naofa (primary school) and St. Peter's College (secondary school) offers convenient schooling options for families.
- Hypothesis: The ongoing development of the Maynooth University to Dunboyne direct bus service, and potential future enhancements to the M3 Parkway rail line, could significantly improve commuter convenience and drive demand for properties in Dunboyne over the next 3-5 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 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.