3 belfry avenue, dundalk, co. louth, dundalk, co. louth, a91 d6k7
13 homes sold nearby. See what they went for — and what to bid on this one.
€435,000 · 4 Bed · 2 Bath · 156m² · Detached
Market Position
Priced Within Local Sold Range
At €435,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 1.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 closed sales nearby · 7mo 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 €435,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €21,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €435,000, 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.
€21,750
That's what overbidding by just 5% on a €435,000 home costs you — before interest.
A €19 check before a €435,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €435,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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 · High
13
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±18%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 35 Belfry Crescent, Dundalk, Louth, Louth | 2025-12-10 | 121m² | |
| 1 Belfry Cresent, St Alphonsus Rd, Dundalk, Louth | 2025-09-24 | 110m² |
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
Efficient Energy Use: With a C1 BER rating, this property offers good energy efficiency, potentially saving an estimated €1,000 to €1,400 annually on energy costs compared to typical D-rated properties of similar size.
Details
- Spacious Family Living: At 156m² with 4 bedrooms and 2 bathrooms, the property offers a 'Very Large' classification and ample space, significantly exceeding the median 3-bedroom, 2-bathroom configurations typical of sales in the 5km radius, catering well to growing families.
- Ideal Layout Appeal: The 4-bed, 2-bath layout aligns with the demands of modern family living, providing a practical and desirable configuration that stands out against the more common 3-bed, 1-bath or 3-bed, 2-bath properties found in the 5km area median.
- Hypothesis: While a C1 BER is good, an upgrade to a B-rated BER for a property of this size, estimated to cost between €5,000-€8,000, could enhance market appeal and potentially add €10,000-€15,000 to the property's value, particularly as energy efficiency becomes a higher priority for buyers.
Amenities
Excellent Commuter Access: Located in Dundalk, the property benefits from strong transport links via Dundalk Clarke Train Station, offering direct rail services on the Dublin-Belfast line, and convenient access to the M1 motorway for road commuters.
Details
- Educational Facilities Abundant: The area boasts proximity to key educational institutions, including Dundalk Institute of Technology (DKIT) for higher education, and various primary and secondary schools such as St. Vincent's Secondary School and De La Salle College in Dundalk.
- Comprehensive Local Services: Residents have access to a wide array of amenities including the Marshes Shopping Centre for retail needs, Our Lady of Lourdes Hospital for healthcare, and leisure options like the Dundalk Stadium, enhancing overall quality of life.
- Hypothesis: Dundalk's strategic position as a well-connected regional hub with established education and employment centres means properties like this one in well-serviced residential areas will continue to see strong demand, potentially appreciating faster than less connected regional towns.
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.