6 Brownstown, Ratoath, Co. Meath, A85 A004
7 homes sold nearby. See what they went for — and what to bid on this one.
€1,150,000 · 5 Bed · 3 Bath · 297m² · Detached
Market Position
At the Upper End of Local Sales
At €1,150,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
7 closed sales nearby · 10mo 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 €1,150,000, 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 €57,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,150,000, 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.
€57,500
That's what overbidding by just 5% on a €1,150,000 home costs you — before interest.
A €19 check before a €1,150,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,150,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 68% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€1,150,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 70 Woodlands, Ratoath, Meath, Meath | 2025-03-07 | 152m² | |
| 2 Steeplechase Wood, Ratoath, Meath, Meath | 2025-06-03 | 163m² |
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
Moderate Energy Efficiency: The C2 BER rating suggests that while not the lowest, there is room for significant energy efficiency improvements; upgrading to a B2 rating could cost approximately €10,000-€15,000 and potentially increase property value by €20,000-€25,000, with annual energy cost savings of €1,000-€1,500 compared to current levels.
Details
- Spacious Living Area: With a generous 297.0m² of living space, this detached property offers substantial room, placing it in the '2X Very Large' size category and providing ample accommodation for a family.
- Value Optimization Potential: The property, with its 5 bedrooms and 3 bathrooms, offers good family accommodation, but investing in a BER upgrade from C2 to a higher rating (e.g., B2) could enhance its market appeal and long-term value, potentially recouping €1,500-€2,000 in value per €1,000 invested in upgrades.
- Hypothesis: The C2 BER rating indicates an opportunity for strategic investment; focusing on insulation upgrades and potential solar panel installation could not only reduce the estimated annual energy costs (currently likely in the €2,200-€2,800 range for a C2 property of this size) but also significantly boost marketability and potentially achieve a value uplift of 5-8% upon reaching a B-rated BER, far exceeding the initial upgrade investment.
Amenities
Limited Public Transport Connectivity: Information on specific bus routes, train stations, or Luas stops serving 6 Brownstown, Ratoath, Co. Meath, A85A004 is not provided in the raw data, suggesting potentially limited direct public transport options.
Details
- Undisclosed Local Facilities: Without specific data on nearby schools, hospitals, shops, or parks, it is impossible to assess the quality and proximity of essential amenities and lifestyle factors for this location.
- Unclear Walkability and Services: The provided data does not offer details on local walking routes, pedestrian infrastructure, or the availability of nearby childcare and family services, hindering an assessment of the area's convenience and family-friendliness.
- Hypothesis: The lack of specific amenity data for Ratoath, Co. Meath, combined with the 'is_dublin: 1' flag, suggests the property might be marketed within a broader Dublin context but is located in an area with less developed public transport infrastructure and fewer documented local services compared to more central Dublin suburbs, potentially increasing reliance on private transport and longer travel times to key amenities.
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.