24 Willow Grove, The Willows, Dunshaughlin, A85 X977
33 homes sold nearby. See what they went for — and what to bid on this one.
€465,000 · 3 Bed · 2 Bath · 113m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €465,000, this home is priced within the typical range of 33 recent closed sales nearby. There's room to negotiate — seller leverage is 7.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
33 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 €465,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €23,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €465,000, 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.
€23,250
That's what overbidding by just 5% on a €465,000 home costs you — before interest.
A €19 check before a €465,000 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 33 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
33 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the median of comparable sales. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 5.7% 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
33
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±16%
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 · 33 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 33 Fairfield, Dunshaughlin, Co Meath, Meath | 2025-04-04 | 134m² | |
| 29 Willow Way, Dunshaughlin, Co. Meath, Meath | 2025-03-18 | 136m² |
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
Energy Efficiency Savings: With an A2 BER rating, annual energy costs are estimated to be €800-€1,200, which is approximately €1,000-€1,400 less than comparable D-rated properties of similar size which would incur costs of €1,800-€2,200.
Space Efficiency: At 113m², this 3-bedroom, 2-bathroom end-of-terrace home offers a reasonable layout, providing approximately 37.67m² per bedroom, which is in line with modern family housing standards.
Value Optimization: While the BER rating is excellent, a potential value optimization could come from minor cosmetic upgrades to align with current interior design trends, which would typically cost between €5,000-€10,000 and could yield a €10,000-€15,000 uplift on resale.
Hypothesis: The high A2 BER rating not only offers immediate cost savings but also positions this property favourably for future regulatory changes favouring energy-efficient homes, potentially creating a long-term capital appreciation advantage over older, less efficient properties in the surrounding area.
Amenities
Transport Links: While Dunshaughlin is not directly served by Luas or DART, Dublin Bus routes 270 and 107 provide connectivity to Blanchardstown Shopping Centre and Dublin City Centre respectively, with bus stops located within a 10-15 minute walk.
Local Services: Residents have access to essential amenities including Dunshaughlin Primary School, St. Vincent's Secondary School, and a variety of local shops, cafes, and the Dunshaughlin Community Centre within a 1km radius.
Green Spaces: The property is within a short drive (approximately 5 minutes) to the scenic Royal Canal Walkway and local parks, offering recreational opportunities and enhancing quality of life.
Hypothesis: The ongoing development of the Northern Ireland region, including potential future infrastructure upgrades and increased employment hubs outside of Dublin city centre, could significantly boost the long-term appeal and value of well-connected suburban towns like Dunshaughlin, despite current reliance on bus services.
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.