4 Cherryhill Grove, Kells, Co. Meath, A82 Y0C0
27 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 4 Bed · 3 Bath · 122m² · Semi-D
Market Position
Below Typical Sale Prices
At €295,000, 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.
27 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 27 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
27 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 6.7% 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
27
Transactions Analysed
Within 1.5km
10 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 · 27 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 52 Cherryhill Court, Kells, Meath, Meath | 2024-12-11 | 113m² | |
| 30 Blackwater Heights Kells, Meath, Meath | 2025-05-19 | 85m² |
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 Rating Impact: With a C2 BER rating, annual energy costs are estimated to be €1,800-€2,200 compared to €800-€1,200 for properties with an A2 rating; however, this rating is above the D-rated properties in the wider market, suggesting moderate energy efficiency.
Size and Configuration: The property offers 122m² with 4 bedrooms and 3 bathrooms, which aligns with the 4+ bedroom median within a 10km radius (median of 4 beds), providing ample space that is desirable in the current market.
Value Optimization Opportunity: While the BER is C2, a targeted upgrade to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a sound investment for enhanced market appeal and long-term cost savings.
Hypothesis: The property's C2 BER rating, while average, presents a significant opportunity for value enhancement; investing in specific energy efficiency upgrades, such as improved insulation and heating systems, could not only reduce annual running costs by an estimated €1,000-€1,400 compared to D-rated homes but also position it more competitively against newer builds and potentially command a premium of 5-7% in a market increasingly valuing sustainability.
Amenities
Transport Connectivity: Kells is served by Bus Éireann routes 109 and 109X, providing direct links to Dublin City Centre, with journey times typically around 1 hour, and is approximately a 15-minute drive to the M3 motorway.
Local Amenities: Residents have access to St. Ciaran's Community School, Scoil Mhuire, and Coláiste Naomh Mhuire, with local shopping facilities including SuperValu and various independent retailers in Kells town centre.
Healthcare Access: The immediate area benefits from local pharmacies and GP services within Kells town, with Navan Hospital, a major regional facility, located approximately 20 minutes' drive away.
Hypothesis: Kells' strategic location on the M3 corridor, coupled with its established community infrastructure including multiple schools and shopping options, makes properties like this appealing to a growing segment of buyers seeking a balance between rural tranquility and accessible commuter links to Dublin, suggesting continued demand and potential for value growth driven by improved regional connectivity and the town's self-sufficiency.
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.