3 Heathfield Close, Kinnegad, Kinnegad, Co. Westmeath, N91 KT93
14 homes sold nearby. See what they went for — and what to bid on this one.
€380,000 · 4 Bed · 3 Bath · 136m² · Semi-D
Market Position
Below Typical Sale Prices
At €380,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
14 closed sales nearby · 11mo 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 €380,000, 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 €19,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €380,000, 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.
€19,000
That's what overbidding by just 5% on a €380,000 home costs you — before interest.
A €19 check before a €380,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
14
Transactions Analysed
Within 1.5km
11 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Heathfield Close, Kinnegad, Westmeath, Westmeath | 2025-10-09 | — | |
| 20 Heathfield, Kinnegad, Co Westmeath, Westmeath | 2025-06-27 | 121m² |
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 Rating
With a B3 BER rating, this property offers good energy efficiency, implying lower annual running costs compared to older, lower-rated homes, potentially saving €1,000-€1,500 annually on heating and electricity compared to a D-rated property of similar size.
Ample Living Space
The 136m² size provides generous living space across 4 bedrooms and 3 bathrooms, fitting the needs of a growing family and aligning with the higher end of the typical property configuration in the area.
Upgrade Potential
Investing in further BER improvements from B3 to A2 could cost approximately €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000, offering a solid return on investment.
Hypothesis: The B3 BER rating, while good, represents an opportunity for targeted energy efficiency upgrades to A-rating standards, which could further enhance its market appeal and reduce long-term running costs, making it a more attractive investment for environmentally conscious buyers.
Amenities
Regional Connectivity
Located in Kinnegad, Co. Westmeath, the area is served by bus routes such as Dublin Bus 736 and Bus Éireann routes connecting to larger towns and Dublin, facilitating regional travel.
Local Services
Kinnegad offers a range of local amenities including supermarkets like Aldi and Lidl, primary schools such as St. Mary's National School, and various local shops and services, supporting daily life.
Commuter Access
While not directly serviced by train or Luas, Kinnegad's location on major road networks like the N52 and proximity to the M6 motorway offers reasonable access for commuters travelling to Dublin and other key employment hubs.
Hypothesis: The primary value of this property's location in Kinnegad stems from its position as a regional hub with developing infrastructure, rather than direct access to urban transport networks, suggesting its appeal to buyers prioritizing a balance between rural living and connectivity via road.
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.