77 Hermitage Glen, Kells, Co. Meath, A82 X8N4
24 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 4 Bed · 3 Bath · 110m² · Semi-D
Market Position
Priced Within Local Sold Range
At €310,000, this home is priced within the typical range of 24 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
24 closed sales nearby · 7mo 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 €310,000, 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 €15,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €310,000, 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.
€15,500
That's what overbidding by just 5% on a €310,000 home costs you — before interest.
A €19 check before a €310,000 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 24 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €310,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
24 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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
24
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±5%
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 · 24 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 77 Hermitage Glen, Kells, Meath, Meath | 2025-11-27 | 110m² | |
| 72 Hermitage Glen, Cookstown Rd, Kells, Meath | 2026-01-29 | 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 Investment Opportunity: Upgrading the D1 BER rating to a B2 standard would likely cost between €8,000 and €12,000 but could increase the property's value by €15,000 to €20,000.
Details
- Space Efficiency: The 110m² size of this 4-bedroom, 3-bathroom semi-detached home offers a good ratio of living space to bedrooms, with approximately 27.5m² per bedroom, which is competitive for the area.
- Energy Cost Differential: As a D1-rated property, annual energy costs are estimated to be between €1,800 and €2,200, significantly higher than the €800-€1,200 expected for a B-rated property of similar size in the local area.
- Hypothesis: Given the D1 BER rating, a strategic investment in insulation, solar panels, and a modern heating system, costing an estimated €10,000-€15,000, could not only reduce annual energy bills by €1,000-€1,400 but also significantly boost the property's resale value by appealing to energy-conscious buyers.
Amenities
Commuter Connectivity: While specific bus routes are not detailed, the 'outside Dublin' location suggests potential reliance on bus services like Local Link Meath, which may require onward travel to major public transport hubs.
Details
- Local Family Facilities: Kells offers educational facilities such as St. Ciaran's Community School and Mercy Secondary School, along with local primary schools, catering to family needs.
- Retail and Services: Residents have access to shopping facilities within Kells town, including supermarkets like Tesco and Lidl, and a range of local pharmacies and health clinics for essential services.
- Hypothesis: The 'outside Dublin' classification for this Kells property implies a reliance on private transport for primary access to major employment centers and extensive amenities, meaning that while local Kells amenities are available, the lack of direct, high-frequency public transport links to Dublin would likely limit its appeal to a specific buyer demographic prioritizing a rural lifestyle over a shorter commute.
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.