5 Tower View, Stoney Lane, Ardee, Co. Louth, A92 X348
8 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 3 Bed · 2 Bath · 121m² · Terrace
Market Position
Below Typical Sale Prices
At €280,000, 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.
8 closed sales nearby · 11mo recency · Moderate 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 €280,000, 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 €14,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €280,000, 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.
€14,000
That's what overbidding by just 5% on a €280,000 home costs you — before interest.
A €19 check before a €280,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Statistical Confidence · Moderate
8
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±17%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 111 Sliabh Breagh, Ardee, Louth, Louth | 2024-09-19 | 74m² | |
| 103 Sliabh Breagh, Ardee, Louth, Louth | 2025-07-04 | 85m² |
Transactions within a 3.0km radius and 24-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 Efficiency Investment: With a 'C' BER rating, upgrading to a 'B2' would cost an estimated €8,000-€12,000 but could add €15,000-€20,000 in value, presenting a clear return on investment opportunity.
Space per Bedroom: The 121 sqm property with 3 bedrooms offers approximately 40 sqm per bedroom, which is a comfortable size that aligns with typical family needs in this type of dwelling.
Value Optimization: The asking price of €280,000 for a 121 sqm, 3-bed, 2-bath terrace with a C BER suggests that while the base property is solid, there is significant potential to enhance its market value through targeted energy efficiency upgrades.
Hypothesis: Given that the 1km_180d_median_sale_price_same_type was €120,000, the property's current asking price suggests that the market differentiates significantly based on the 'broad type' of terrace, and this property's features (like bathrooms or condition) justify a premium over simpler, older terraces.
Amenities
Transport Connectivity: While specific routes are not provided, the 'Outside Dublin' classification and a town address suggest Ardee likely has local bus services, but direct access to major public transport hubs like train stations or Luas stops would require further investigation for commuter convenience.
Local Services Access: As a terraced property in Ardee, Co. Louth, it's likely to be within reasonable proximity to local shops, primary schools such as Scoil Éanna, and healthcare facilities, enhancing daily convenience.
Walkability Assessment: The property's location on Stoney Lane suggests it is part of a residential area, and its walkability would depend on the proximity of footpaths and pedestrian access to local amenities like shops and parks in Ardee town centre.
Hypothesis: If Ardee's connectivity is primarily car-dependent, the value of this property could be significantly influenced by local infrastructure development plans, such as improved road networks or potential future public transport links, which could unlock greater commuter appeal.
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.