74 Belfry Drive, Dundalk, Dundalk, Co. Louth, A91 Y5T6
42 homes sold nearby. See what they went for — and what to bid on this one.
€395,500 · 4 Bed · 3 Bath · 133m² · Semi-D
Market Position
At the Upper End of Local Sales
At €395,500, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
42 closed sales nearby · 10mo 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 €395,500, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,775 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,500, 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.
€19,775
That's what overbidding by just 5% on a €395,500 home costs you — before interest.
A €19 check before a €395,500 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 42 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
42 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 7.4% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 15% 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
€395,500
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 · High
42
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±19%
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 · 42 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 26 Belfry Dr, St Alphonsus Rd, Dundalk, Louth | 2025-01-20 | 152m² | |
| 5 Cluan Enda, St Alphonsus Rd, Dundalk, Louth | 2025-11-27 | 115m² |
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 Energy Efficiency: With a B3 BER rating, this property represents good energy efficiency, likely incurring annual energy costs of €1,000-€1,500 compared to €1,800-€2,400 for a D-rated property of similar size.
Size and Value: The 133m² size of this 4-bedroom, 3-bathroom semi-detached home aligns well with family needs, offering good space relative to the median sale price for similar types within 1km.
Potential for Value Optimization: Upgrading from a B3 to an A2 BER rating could cost approximately €5,000-€8,000 and potentially increase the property's value by €10,000-€15,000, offering a solid return on investment.
Hypothesis: Given the B3 BER rating and a price per square meter of €3,066 within 1km, properties with higher BER ratings (A or B) in this immediate vicinity are likely to command a premium of 5-10% on their energy cost savings, indicating that further efficiency upgrades could significantly boost resale value.
Amenities
Transport Connectivity: While specific route numbers are not provided, its location in Dundalk suggests access to local bus services connecting to Dundalk town center and potentially regional routes for commuting.
Local Services Availability: The area offers access to essential amenities, with specific shops and schools likely within a reasonable distance given the presence of 1,095 properties within 1km.
Family and Lifestyle Amenities: Proximity to schools, parks, and retail outlets in Dundalk town would support a comfortable family lifestyle, enhancing its appeal to a broad buyer demographic.
Hypothesis: The high density of properties (1,095 within 1km) in Belfry Drive, Dundalk, coupled with the town's status as a regional hub, suggests that a strong network of local bus routes and pedestrian infrastructure exists, facilitating easy access to amenities and likely contributing to the area's attractiveness for family living and commuter access to Dublin.
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.