38 cairnes court, roschoill, drogheda, co. louth, a92 xdy2
16 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 4 Bed · 3 Bath · 122m² · Semi-D
Market Position
Below Typical Sale Prices
At €400,000, 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.
16 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 €400,000, 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 €20,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €400,000, 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.
€20,000
That's what overbidding by just 5% on a €400,000 home costs you — before interest.
A €19 check before a €400,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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 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
16
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±5%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Woodlane, Roschoill, Drogheda, Louth | 2025-04-25 | 137m² | |
| 25 Park Place, Grangerath, Drogheda, Meath | 2025-10-22 | 106m² |
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 Costs: With a C2 BER rating, this property's annual energy costs are estimated at €1,200-€1,600, offering substantial savings compared to the €1,800-€2,200 typical for D-rated properties of similar size.
Spacious Family Living: At 122m² with 4 bedrooms and 3 bathrooms, this Semi-D significantly exceeds the local median of 3 bedrooms and 2 bathrooms found within a 5km radius, providing ample space for family living.
Strategic BER Upgrade Potential: Investing an estimated €2,000-€4,000 in minor BER enhancements could elevate the C2 rating closer to a B3, potentially adding €5,000-€8,000 to the property's market value, representing a smart return on investment.
Hypothesis: The property's desirable combination of above-average size, generous bathroom count, and a strong C2 BER rating positions it as a highly attractive 'turn-key' option in a competitive market, minimizing immediate post-purchase renovation needs for buyers.
Amenities
Excellent Commuter Connectivity: Drogheda MacBride Train Station, approximately 3km away, offers direct commuter services to Dublin Connolly, complemented by extensive Bus Éireann routes like the 101 into Dublin City Centre.
Comprehensive Lifestyle Access: The property is well-situated near major shopping centres like Scotch Hall Shopping Centre and offers recreational access to the River Boyne walk, providing diverse lifestyle options.
Family & Healthcare Convenience: Reputable educational facilities such as St. Mary's Diocesan School are within a 3km radius, and Our Lady of Lourdes Hospital is conveniently located within a 4km drive, ensuring essential services are close by.
Hypothesis: The ongoing investment in urban infrastructure and community services in Drogheda, coupled with its strategic location outside Dublin, will likely continue to attract families seeking a higher quality of life and better value, solidifying property demand in areas like Cairnes Court.
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.