3 Hazel Manor, Cooksland, Dunshaughlin, Co. Meath, A85 TK30
10 homes sold nearby. See what they went for — and what to bid on this one.
€950,000 · 4 Bed · 5 Bath · 265m² · Detached
Market Position
Priced Within Local Sold Range
At €950,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 10mo 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 €950,000, 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 €47,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €950,000, 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.
These signals interact — full analysis in report.
€47,500
That's what overbidding by just 5% on a €950,000 home costs you — before interest.
A €19 check before a €950,000 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 · High 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 aligns with the median of comparable sales. 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
10
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Hazel Manor, Navan Rd, Dunshaughlin, Meath | 2025-11-13 | 265m² | |
| 1 Hazel Manor, Cooksland, Dunshaughlin, Meath | 2025-07-31 | 158m² |
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
Exceptional BER Rating: With an A3 BER rating, this property offers significant energy efficiency, leading to annual energy costs of €800-€1,200 compared to an estimated €1,800-€2,200 for a comparable D-rated property of similar size, resulting in annual savings of €1,000-€1,400.
Spacious Living: Spanning 265.0m², this detached property provides ample living space, offering 10.6m² per bedroom, which is considerably larger than the typical 7-8m² found in many modern homes, indicating a high degree of comfort and potential for varied use.
Value Optimization Potential: While already A3 rated, investing €8,000-€12,000 to potentially upgrade to an A2 rating could increase property value by €15,000-€20,000, representing a sound investment for further enhancing market appeal and long-term savings.
Hypothesis: The A3 BER rating suggests that while energy-efficient, there might be opportunities for marginal cost-effective improvements to further boost its rating to A2, particularly focusing on insulation and heating system optimization, which could align its value more closely with premium new builds and tap into a growing buyer preference for net-zero ready homes.
Amenities
Commuter Connectivity: While located in Dunshaughlin, the property's 'Dublin' location tag implies access to the capital; further analysis would need to confirm specific bus routes like Dublin Bus 27a and 109 from Dunshaughlin village, and proximity to M2/M3 motorways for efficient commuting.
Local Services Access: Dunshaughlin village offers essential amenities including SuperValu, local pharmacies, and primary schools like St. Mary's National School, providing convenient access to daily necessities and family services within a short drive or moderate walk.
Recreational Opportunities: Proximity to the Killeen Castle Golf Club and the Boyne Valley region offers significant lifestyle amenities for outdoor enthusiasts, complementing the suburban setting with access to natural landscapes and recreational activities.
Hypothesis: The classification of Dunshaughlin, Co. Meath as 'Dublin' implies a strategic intent for commuter appeal; however, the actual transport links, likely relying on bus routes like the 109 and limited rail access compared to direct Luas or DART lines, might create a perceived disconnect for buyers prioritizing rapid public transport to Dublin city center, potentially capping its 'Dublin' premium unless significant infrastructure upgrades are planned or underway.
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.