7 Hale Court, Ardee, Ardee, Co. Louth, A92 W54F
9 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 4 Bed · 4 Bath · 150m² · Semi-D
Market Position
Priced Above Local Sales
At €385,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
9 closed sales nearby · 13mo 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 €385,000, 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 €19,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €385,000, 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.
€19,250
That's what overbidding by just 5% on a €385,000 home costs you — before interest.
A €19 check before a €385,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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
9
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±9%
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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 58 Moorehall Rise, Ardee, Louth, Louth | 2024-11-27 | 144m² | |
| 74 Moorehall Rise, Ardee, Louth, Louth | 2025-04-10 | 130m² |
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 A2 Advantage: With an A2 BER rating, this property's annual energy costs are estimated between €800-€1,200, offering potential savings of €1,000-€1,400 annually compared to D-rated homes of similar size.
Spacious Living: The 162m² size of this 4-bedroom, 4-bathroom semi-detached home is 30% larger than the median 3-bedroom, 2-bathroom homes sold within a 100km radius (median beds: 3, median baths: 2), providing ample living space.
Modern Comfort Upgrade: While no specific costs are provided for upgrading lower BER homes, the A2 rating signifies a modern build, suggesting fewer immediate major renovation needs compared to older stock, potentially saving on immediate capital expenditure for buyers.
Hypothesis: The strong A2 BER rating and 4-bedroom configuration of this property position it favorably against the prevailing market metrics (median 3 beds, 2 baths within 100km), suggesting that while the initial asking price may seem high, its quality and features could support a premium if buyers prioritize energy efficiency and generous living space over immediate proximity to dense urban amenities.
Amenities
Transport Connectivity: Ardee is served by Bus Éireann routes, including the 163, connecting to Dundalk and other regional towns; however, no direct Luas, DART, or train stations are immediately accessible within a close radius, suggesting reliance on bus services for broader connectivity.
Local Services: Residents have access to essential amenities such as St. Mary's National School and Loreto Secondary School within Ardee, along with local pharmacies and supermarkets like Dunnes Stores and SuperValu.
Walkability & Parks: The town centre of Ardee offers pedestrian-friendly streets with shops and cafes, and the nearby Blackrock Park provides green space for recreation, enhancing local quality of life.
Hypothesis: While Ardee offers good local amenities and bus connectivity, the lack of direct rail or Luas links within a 20km radius (closest would be Dundalk for train) positions this property as more of a regional hub rather than a prime commuter town for Dublin, potentially limiting its appeal to a specific buyer profile seeking a balance between rural living and regional access rather than daily Dublin commuting.
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.