43 Cluain Ri, Ashbourne, Co. Meath, A84 VR66
23 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 3 Bed · 3 Bath · 141m² · Terrace
Market Position
Below Typical Sale Prices
At €375,000, 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.
23 closed sales nearby · 8mo 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 €25 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
23 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 size-adjusted median, 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
Statistical Confidence · High
23
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±10%
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 38 Cluain Ri, Ashbourne, Meath, Meath | 2024-12-19 | — | |
| 56 Cluain Ri, Ashbourne, Meath, Meath | 2025-12-22 | 154m² |
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 Energy Savings: With a B3 BER rating, this property likely incurs annual energy costs of €1,300-€1,700, offering savings of approximately €500-€900 annually compared to a D-rated property of similar size.
Size Efficiency: The property offers 141m² of living space across 3 bedrooms and 3 bathrooms, providing a generous floor area per bedroom (47m²/bedroom) which is favourable for family living and can command a premium in the market.
Value Optimization Opportunity: While the BER is B3, upgrading to a B2 or B1 rating could cost an estimated €4,000-€7,000 and potentially increase the property's value by €8,000-€12,000, representing a sound investment for future capital appreciation.
Hypothesis: The B3 BER rating, while good, suggests that focusing on minor insulation upgrades and potentially an efficient heating system upgrade from the current setup could cost under €5,000 and push the BER to a B1 or A3, unlocking a potential 5-8% value uplift due to the increasing demand for highly energy-efficient homes in suburban commuter towns.
Amenities
Transport Connectivity: This property is served by Dublin Bus routes 131 and 133, providing direct access to Dublin city centre, and is located approximately 5km from the M2 motorway, facilitating commuter access.
Local Amenities: Residents have access to Ashbourne Shopping Centre within 1km, featuring Dunne's Stores and a variety of retail outlets, along with St. Declan's National School and Ashbourne Community Centre nearby.
Walkability and Services: The property is situated in a developed estate with footpaths connecting to local parks and community facilities, making local errands and outdoor activities accessible on foot, with pharmacies and local shops approximately 800m away.
Hypothesis: While Ashbourne offers good local amenities and bus links to Dublin, the absence of a nearby train station or Luas stop means that commute times to Dublin city centre via bus can fluctuate significantly with traffic, potentially capping the property's premium compared to locations with direct rail connectivity, despite its relatively lower price point.
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.