23 The Heath, Inse Bay, Laytown, Co. Meath, A92 W620
15 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 2 Bed · 2 Bath · 120m² · Terrace
Market Position
Below Typical Sale Prices
At €265,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
15 closed sales nearby · 7mo 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 €265,000, 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 €13,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €265,000, 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.
€13,250
That's what overbidding by just 5% on a €265,000 home costs you — before interest.
A €19 check before a €265,000 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
From €19 for your strategy on a €265,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
15
Transactions Analysed
Within 3.0km
7 months
Data Freshness
Most recent sale age
±10%
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 |
|---|---|---|---|
| 25 The Heath, Inse Bay, Laytown, Meath | 2025-10-10 | 70m² | |
| 55 The Wood, Inse Bay, Laytown, Meath | 2025-04-10 | 73m² |
Transactions within a 3.0km 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
BER C3 Cost Opportunity: Upgrading the BER rating from C3 to a B2 would cost approximately €6,000-€10,000 and could potentially increase the property's value by €10,000-€15,000, presenting a sound investment for future capital appreciation.
Details
- Ample Living Space: With 120m² of floor area, this property offers a generous size for a 2-bedroom unit, exceeding the typical space expected for this bedroom count in many markets.
- Potential Value Enhancement: The property's C3 BER rating, while not optimal, offers an opportunity for value enhancement through targeted energy efficiency upgrades, potentially improving its long-term market appeal and reducing future energy costs by an estimated €500-€800 annually compared to a D-rated property.
- Hypothesis: Given the €265,000 asking price and a C3 BER rating, a strategic investment in a BER upgrade to B2 or B1 could significantly enhance its marketability and value, potentially recouping the upgrade costs plus an additional 10-15% in market value, especially if the area sees further development that prioritizes energy efficiency.
Amenities
Commuter Connectivity: While specific bus routes are not listed, Laytown's proximity to major transport links for Dublin is implied by its 'Outside Dublin' designation, suggesting potential for commuter access.
Details
- Local Services Availability: The immediate area of Laytown is generally served by local shops, pharmacies, and primary schools, contributing to day-to-day convenience for residents.
- Healthcare Access: Drogheda serves as a significant regional hub for healthcare, with Our Lady of Lourdes Hospital located approximately 10km away, providing comprehensive medical services within a reasonable distance.
- Hypothesis: The true value proposition for this property lies in its potential to benefit from future infrastructure development, such as improved public transport links or local amenities catering to families, which could significantly boost its appeal and property value within the next 5-10 years, given its current position as an 'Outside Dublin' location.
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.