29 Blackthorn Close, Kells, Co. Meath, A82 H2H9
1 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 3 Bed · 2 Bath · 80m² · House
Market Position
Limited Transaction Data
At €225,000, we cannot reliably position this property — only 1 comparable closed sale was found within 3.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 3.0km over the past 18 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Statistical Confidence · Low
1
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 The Main Courtyard, Headfort Demesne, Kells, Meath | 2025-05-23 | 93m² |
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 Improvement Potential: Upgrading the E2 BER rating could cost approximately €8,000-€12,000 for insulation, heating system, and window improvements, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Size Efficiency: At 80m², the property offers a compact but functional layout with 3 bedrooms and 2 bathrooms, which is a common and desirable configuration for family homes in many Irish markets.
- Value Optimization: Given the E2 BER rating, investing in energy efficiency upgrades presents a clear opportunity to enhance both the property's market value and its long-term running costs, making it a more attractive proposition compared to properties with similar low ratings.
- Hypothesis: Targeting BER upgrades to at least a C rating would likely align the property with the standards of newly built or recently renovated homes in the vicinity, potentially attracting a wider pool of buyers and commanding asking prices closer to the €281,500 median sale price observed within 1km.
Amenities
Transport Connectivity: Kells is served by Bus Éireann routes, providing connectivity to towns like Navan and Dublin, however, specific route numbers and nearest stop locations are not detailed in the provided data.
Details
- Local Services: While specific amenity names are not provided, Kells is a town that typically offers essential services including schools, shops, and healthcare facilities typical for its size.
- Commuter Convenience: As a property 'Outside Dublin,' it implies a focus on potentially lower property prices and a quieter lifestyle, with commuting to Dublin likely reliant on public transport or car.
- Hypothesis: The lack of specific public transport route numbers and detailed local amenity names in the data suggests that a comprehensive on-the-ground assessment of travel times to key employment hubs and the availability of specific family-oriented facilities would be crucial for buyers prioritizing convenience and lifestyle.
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.