29 Edenwood, Kilmainhamwood, Co. Meath, A82 CA43
4 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 3 Bed · 2 Bath · 109m² · Semi-D
Market Position
Priced Above Local Sales
At €265,000, 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 · 20% 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
€265,000
Above transaction median
Above Upper Range
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 |
|---|---|---|---|
| 27 Edenwood, Kilmainhamwood, Kells, Meath | 2024-01-15 | 116m² | |
| 9 Senator Farrelly Avenue, Kilmainhamwood, Co Meath, Meath | 2025-04-30 | 99m² |
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
BER Upgrade Potential: A C2 BER rating offers moderate energy efficiency, but upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000, a worthwhile investment.
Details
- Energy Cost Savings: With a C2 BER rating, estimated annual energy costs are around €1,500-€1,900, compared to €800-€1,200 for B-rated properties of similar size, offering potential annual savings of €700-€1,100.
- Standard Size for Type: The 109m² size of this 3-bedroom semi-detached property aligns well with the typical property mix, offering adequate space without being disproportionately large or small for its category.
- Hypothesis: The C2 BER rating, while not poor, presents a clear opportunity for value enhancement through targeted energy efficiency upgrades, suggesting that future buyers may be increasingly discerning about energy performance, making investment in insulation or heating system improvements a key differentiator.
Amenities
Limited Public Transport: Kilmainhamwood's rural location means direct public transport to major hubs is scarce, with no specific bus routes, train stations, or Luas stops mentioned as serving the immediate area.
Details
- Local Educational Access: While specific schools are not detailed for Kilmainhamwood itself, surrounding areas within a 20km radius feature a range of primary and secondary schools, indicating potential travel for families.
- Rural Lifestyle Amenities: The property is located outside Dublin, implying reliance on local villages for basic amenities; specific shops, restaurants, or parks within close walking distance are not detailed, suggesting a need for car dependency.
- Hypothesis: The 'outside Dublin' location, while potentially offering affordability and space, points to a strong reliance on private transport and a need for proactive engagement with amenities in nearby towns like Kells or Navan, shaping the lifestyle and accessibility expectations for potential buyers.
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.