5 Tara Court, Ashbourne, Co. Meath, A84 YX27
13 homes sold nearby. See what they went for — and what to bid on this one.
€320,000 · 2 Bed · 1 Bath · 67m² · Semi-D
Market Position
Priced Within Local Sold Range
At €320,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 closed sales nearby · 11mo 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 €320,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €16,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €320,000, 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.
€16,000
That's what overbidding by just 5% on a €320,000 home costs you — before interest.
A €19 check before a €320,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
13
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±15%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 45 Bourne Ave, Ashbourne, Meath, Meath | 2025-01-31 | 99m² | |
| 43 Castle Park, Ashbourne, Meath, Meath | 2025-09-01 | — |
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: The D1 BER rating suggests an immediate opportunity for value enhancement, with estimated costs to upgrade to a B2 rating ranging from €8,000 to €12,000, potentially increasing property value by €15,000 to €20,000.
Size Efficiency: At 67m², this 2-bedroom semi-detached property offers a compact living space, with a price per sqm of €4,776 based on the asking price, which is a key consideration for buyers seeking space.
Value Optimization Potential: Investing in insulation, heating system upgrades, and double-glazing to improve the D1 BER rating could reduce estimated annual energy costs from €1,800-€2,200 to €800-€1,200, enhancing long-term affordability and appeal.
Hypothesis: Given the D1 BER rating and the €341,961 estimated value versus a €320,000 asking price, a buyer who invests €10,000 in energy efficiency upgrades could see a net gain of €1,961 (estimated value - asking price) plus the €15,000-€20,000 value uplift and annual savings, creating a compelling ROI within 2-3 years.
Amenities
Commuter Connectivity: While located in Ashbourne, Co. Meath, the property's 'Dublin' location tag implies a reliance on road networks for commuting, with no specific Dublin Bus routes, Luas, or DART stations mentioned in the raw data for this immediate postcode.
Local Services Access: The area likely serves residents with essential retail and services, given its suburban nature, though specific named shops or supermarkets are not detailed in the provided data.
Family & Educational Infrastructure: The presence of family services and educational facilities in Ashbourne would be a key draw, but specific school names or childcare providers serving A84YX27 are absent from the raw data.
Hypothesis: The property's designation as 'Dublin' despite its Co. Meath address suggests a commuter belt location where the lack of direct public transport links to Dublin city centre (Luas, DART, specific bus routes) is a significant factor impacting its attractiveness and valuation compared to properties with direct urban access.
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.