25 Clós Emer, Saltown, Dundalk, Co. Louth, A91 W72T
10 homes sold nearby. See what they went for — and what to bid on this one.
€305,000 · 3 Bed · 2 Bath · 129m² · Duplex
Market Position
Priced Within Local Sold Range
At €305,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 1.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 12mo recency · Moderate 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 €305,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €15,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €305,000, 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.
€15,250
That's what overbidding by just 5% on a €305,000 home costs you — before interest.
A €19 check before a €305,000 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 · Moderate confidence
Instant access · No subscription · Refund if not useful
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 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
10
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 |
|---|---|---|---|
| 33 Cois Croinn, Saltown, Dundalk, Louth | 2025-09-10 | 57m² | |
| 4 Bothar Croinn, Saltown, Dundalk, Louth | 2025-06-20 | 109m² |
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 Efficiency Savings: With an A2 BER rating, this property's annual energy costs are estimated at €800-€1,200, compared to €1,800-€2,200 for a typical D-rated property of similar size in the area, offering potential annual savings of €1,000-€1,400.
Space Optimization: The 129m² duplex offers a good balance of living space with 3 bedrooms and 2 bathrooms, aligning well with family needs and market demand for larger homes outside of major urban centers.
Value Enhancement: While the A2 BER is excellent, minor upgrades could potentially push it to an A1, offering further marginal annual energy savings of €100-€200 and a slight boost to market appeal and resale value.
Hypothesis: The A2 BER rating, while high, may be hindering optimal value capture; investing in a heat recovery ventilation system or upgrading to triple-glazed windows (estimated €4,000-€7,000) could elevate the BER to A1, potentially increasing the property's value by €8,000-€12,000 and a further €100-€200 annually in energy costs, representing a strong return on investment.
Amenities
Transport Connectivity: While specific routes serving Saltown aren't listed, Dundalk's primary transport hub includes frequent Bus Éireann services to Dublin and other major towns, along with a train station providing direct links to Dublin Connolly.
Local Education: The area is likely served by primary schools such as St. Oliver's National School and secondary schools like St. Mary's College, Dundalk, providing established educational facilities for families.
Retail and Healthcare: Dundalk town center offers a comprehensive retail experience with the Marshes Shopping Centre, featuring anchor stores like Dunnes Stores, and access to Our Lady of Lourdes Hospital for healthcare needs.
Hypothesis: Given Saltown's location outside of Dublin but within commuting distance, and the presence of a train station in Dundalk, the property's value could be significantly enhanced by improved real-time public transport information and integrated ticketing systems for Bus Éireann and Irish Rail services, potentially attracting more Dublin-based commuters by reducing perceived travel friction.
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.