36 Cluain Adáin Green, Navan, Navan, Co. Meath, C15 FX7W
29 homes sold nearby. See what they went for — and what to bid on this one.
€449,500 · 3 Bed · 3 Bath · 119m² · Semi-D
Market Position
At the Upper End of Local Sales
At €449,500, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
29 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 €449,500, 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 €22,475 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €449,500, 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.
€22,475
That's what overbidding by just 5% on a €449,500 home costs you — before interest.
A €19 check before a €449,500 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
29 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 8.4% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
29
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±14%
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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Cluain Adain View, Clonmagadden, Navan, Meath | 2025-05-08 | 123m² | |
| 3 Cluain Adain View, Clonmagadden, Navan, Meath | 2025-07-18 | 139m² |
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 Energy Efficiency: With an A1 BER rating, this property's annual energy costs are estimated to be between €800-€1,200, compared to €1,800-€2,200 for comparable D-rated homes of similar size.
Ample Space: At 119.0m², this property offers a generous living space for a 3-bedroom semi-detached home, providing good room for families or those seeking extra comfort compared to smaller alternatives.
Value Optimization: The €452,720 estimated value and €449,500 asking price, coupled with the A1 BER and 3 bathrooms, indicate a property aligned with modern buyer demands for comfort and efficiency, potentially commanding a premium over older stock.
Hypothesis: The A1 BER rating, while excellent, suggests that the majority of the property's energy efficiency improvements have already been made, meaning further significant value enhancement from BER upgrades is unlikely, shifting focus to cosmetic or functional improvements for future value growth.
Amenities
Connectivity Options: While specific route numbers are not provided, Navan is generally served by Bus Éireann routes connecting to Dublin, and there is a train station in Navan providing rail access, offering multiple commuting options.
Local Conveniences: The area around 36 Cluain Adáin Green in Navan benefits from proximity to essential services including primary and secondary schools, various shops and supermarkets (such as local convenience stores and larger chains), and healthcare facilities like Navan Hospital and local clinics.
Family & Lifestyle Facilities: Residents have access to local parks, playgrounds, and sporting facilities within Navan, fostering a family-friendly environment, with a growing number of cafes and restaurants catering to diverse tastes.
Hypothesis: The development of a new park or improved pedestrian links within the Cluain Adáin Green estate, combined with enhanced public transport frequency on key Bus Éireann routes connecting to Dublin, could significantly boost property values in this area by further improving its appeal to both families and commuters.
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.