29 Cluain Beag, Nobber, Nobber, Co. Meath, A82 F9X7
4 homes sold nearby. See what they went for — and what to bid on this one.
€235,000 · 3 Bed · 2 Bath · 90m² · End of Terrace
Market Position
Priced Above Local Sales
At €235,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 11mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 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.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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.
Financial Exposure · 23% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€235,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
11 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 29 Cluain Beag, Nobber, Meath, Meath | 2025-12-09 | 90m² | |
| 27 Cluain Beag, Nobber, Meath, Meath | 2024-01-25 | 108m² |
Transactions within a 5.0km radius and 36-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 Advantage: With a C1 BER rating, this property offers favorable energy efficiency, leading to estimated annual energy costs of €1,000-€1,500, which is €300-€1,200 less than a comparable D-rated property of similar size.
Details
- Ideal Configuration: The property's 3-bedroom, 2-bathroom configuration aligns perfectly with the median bedroom and bathroom counts for properties sold within a 100km radius over the past 180 days, indicating a desirable and standard layout for the area.
- Investment in Efficiency: Though already good, upgrading the BER from C1 to a B2 or A3 could cost an estimated €4,000-€8,000 but potentially increase the property's market value by €8,000-€15,000, presenting a solid return on investment.
- Hypothesis: Given the property's C1 BER, a modest investment in renewable energy technologies like solar panels, rather than basic insulation, could push it into an A-rating, significantly enhancing long-term value and appeal to eco-conscious buyers in a market increasingly valuing sustainability.
Amenities
Essential Bus Connectivity: Nobber benefits from Bus Éireann route 188, providing public transport links to Dundalk and Athboy via Kells, essential for residents needing to commute or access services outside the immediate village.
Details
- Local Conveniences at Hand: Daily needs are met by local amenities such as SuperValu Nobber for groceries, Kealy's Pharmacy for health needs, and Nobber Medical Centre for general practice, all conveniently located within the village.
- Comprehensive Family Support: The area is well-equipped for families with Nobber National School and Nobber Community School providing education, complemented by Nobber Community Childcare, all situated conveniently within the village.
- Hypothesis: As Nobber grows, the current single bus route (188) may become a critical choke point for expanded commuting needs; future property values could become increasingly tied to demand for more frequent or direct services to larger employment hubs like Navan or Dublin, beyond existing routes.
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.