43 Bathe Abbey, Duleek, Drogheda, Co. Louth, Duleek, Co. Meath, A92 P8Y8
15 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 4 Bed · 43 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €375,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 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 €375,000, 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 €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €19 check before a €375,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €375,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 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 size-adjusted median. 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
15
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±9%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 35 Bathe Abbey, Kentstown Road, Duleek, Meath | 2025-09-02 | 120m² | |
| 52 Bathe Abbey, Duleek, Co. Meath, Meath | 2025-06-23 | — |
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 B3 Advantage: With a B3 BER rating, this property is positioned favorably against properties with lower ratings, potentially offering annual energy cost savings of approximately €600-€1,400 compared to D-rated properties of similar size in the region.
Details
- Spacious Configuration: The 120m² size with 4 bedrooms and 4 bathrooms offers a spacious configuration that is well-above the median of 3 bedrooms and 2 bathrooms within 100km, aligning with demand for larger family homes.
- Value Optimization Potential: While the BER is good, focusing on minor energy efficiency upgrades could push this property towards an A-rating, potentially increasing its market value by €10,000-€15,000 and further reducing annual running costs.
- Hypothesis: The unusual number of bathrooms (43) for a 4-bedroom semi-detached house, despite a B3 BER, suggests a potential design anomaly or data entry error that could impact perceived value and practical living. If this is a genuine feature, it could be a niche selling point, but if an error, correcting it or clarifying the layout could unlock greater buyer appeal and a more typical market valuation.
Amenities
Duleek Connectivity: Duleek is served by Bus Éireann routes 101 and 103, offering direct links to Dublin City Centre and Drogheda, providing essential transport for commuters.
Details
- Local Services Access: Residents have access to local amenities including shops, the Holy Family National School, and Duleek Medical Centre within a short distance.
- Green Space Proximity: The property is a short drive from Bettystown Beach and the Boyne Valley region, offering ample opportunities for outdoor recreation and lifestyle activities.
- Hypothesis: The ongoing development of infrastructure around areas like Duleek, coupled with its proximity to larger urban centers like Drogheda and Dublin, suggests a growing appeal for 'best of both worlds' living. This trend is likely to see increased demand and potential property value growth in the medium term, especially if local employment opportunities or further transport upgrades materialize.
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.