7 Borora Crescent, Carlanstown, Kells, Co. Meath, A82 T6F6
7 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 4 Bed · 3 Bath · 138m² · Semi-D
Market Position
Below Typical Sale Prices
At €325,000, 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.
7 closed sales nearby · 17mo 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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
Price Distribution Analysis
7 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
7
Transactions Analysed
Within 3.0km
17 months
Data Freshness
Most recent sale age
±16%
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 |
|---|---|---|---|
| 20 The Village Green, Carlanstown, Kells, Meath | 2025-01-09 | 106m² | |
| 24 Borora Crescent, Carlanstown, Kells, Meath | 2025-04-29 | 114m² |
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 Rating Advantage: With a B BER rating, this property is positioned well for energy efficiency, likely resulting in annual energy costs of approximately €1,300-€1,700, compared to €2,000-€2,500 for a D-rated property of similar size.
Space Efficiency: The 138.0m² size with 4 bedrooms and 3 bathrooms offers good space efficiency and a practical layout for a family, aligning well with the needs of modern households.
Value Optimization: While the B BER is good, upgrading to an A rating (e.g., A2) could cost an estimated €6,000-€10,000 and potentially increase property value by €10,000-€15,000, representing a solid investment for enhanced market appeal and future savings.
Hypothesis: The B BER rating indicates a good level of insulation and heating efficiency, but the key to maximizing long-term value and buyer appeal in this area, especially given the prevalence of semi-detached homes, will be the integration of smart home technology and further enhancements to triple-glazed windows, moving beyond basic energy compliance to a 'future-proofed' standard that commands a premium over non-upgraded B-rated homes.
Amenities
Transport Connectivity: While specific routes aren't listed for Carlanstown, the general area is served by local bus services connecting to Kells, which then provides access to national bus and rail networks for commuting to Dublin.
Local Amenities: Residents have access to essential services within Kells town, including supermarkets like SuperValu, local shops, and St. Ciaran's Community School and Coláiste na Mí, providing for daily needs and education.
Healthcare Access: The property is reasonably located to access healthcare facilities in Kells, with HSE Primary Care Centre Kells and local pharmacies offering essential health services.
Hypothesis: The current amenity offering, while adequate for daily needs, is heavily reliant on travel to Kells. Future value enhancement for properties in Carlanstown will likely be significantly boosted by any proposed local infrastructure improvements, such as increased direct bus services to Dublin or the development of local retail parks, which are currently absent and represent a significant driver for differentiating from less connected locations.
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.