31 Churchfield Way, Ashbourne, Ashbourne, Co. Meath, A84 HY06
18 homes sold nearby. See what they went for — and what to bid on this one.
€545,000 · 4 Bed · 3 Bath · 136m² · Semi-D
Market Position
Priced Within Local Sold Range
At €545,000, this home is priced within the typical range of 18 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
18 closed sales nearby · 9mo 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 €545,000, 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 €27,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €545,000, 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.
€27,250
That's what overbidding by just 5% on a €545,000 home costs you — before interest.
A €19 check before a €545,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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
18
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±11%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 49 Churchfield Park, Churchfields, Ashourne, Meath | 2025-08-06 | 116m² | |
| 38 Churchfields Park, Ashbourne, Meath, Meath | 2025-09-10 | 165m² |
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
BER Advantage: The A3 BER rating suggests significantly lower annual energy costs, estimated at €800-€1,200, compared to €1,800-€2,200 for similar-sized D-rated properties.
Space Efficiency: This 136m² semi-detached property with 4 bedrooms and 3 bathrooms offers a good balance of space, fitting the 'Large' size category and potentially accommodating families comfortably.
Value Optimization: Investing in minor enhancements to further improve the already excellent A3 BER rating, such as advanced smart home energy management systems, could add an estimated €10,000-€15,000 in value and further reduce annual energy bills.
Hypothesis: The high BER rating coupled with the property's size and configuration presents an attractive proposition for energy-conscious buyers. Further value could be unlocked by focusing on aesthetic upgrades and modern interior finishes, rather than significant structural or energy efficiency improvements, to align with current buyer preferences and command a stronger premium.
Amenities
Transport Hub: Connectivity is facilitated by Dublin Bus routes 220 and 220A providing access to Dublin city centre, and proximity to the M2 motorway offers efficient road access.
Local Conveniences: Residents have access to Ashbourne town centre, offering retailers like Dunnes Stores, Lidl, and numerous local shops, cafes such as The Park Bar & Restaurant, and essential services.
Family Focus: The area is served by St. Declan's National School (approx. 1km) and Ashbourne Educate Together National School (approx. 1.5km), alongside childcare options like Bright Beginnings Childcare (approx. 1.2km).
Hypothesis: While Ashbourne offers good local amenities and improving transport links, its positioning as a desirable commuter town for Dublin may be further enhanced by the development of direct public transport links to key Luas or DART lines, reducing reliance on bus services and potentially increasing property values significantly for those commuting to the city centre.
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.