77 Kingswood, Blackrock Road, Dundalk, Co. Louth, A91 A5X8
33 homes sold nearby. See what they went for — and what to bid on this one.
€420,000 · 4 Bed · 2 Bath · 130m² · Semi-D
Market Position
At the Upper End of Local Sales
At €420,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
33 closed sales nearby · 8mo 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 €420,000, 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 €21,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €420,000, 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.
€21,000
That's what overbidding by just 5% on a €420,000 home costs you — before interest.
A €19 check before a €420,000 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 33 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €420,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
33 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 size-adjusted median. 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.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 0.8% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 16% 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
€420,000
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 · High
33
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±12%
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 · 33 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 16 Willow Dale, Bay Estate, Dundalk, Louth | 2025-05-12 | 110.7m² | |
| Always Cottage, Blackrock Rd, Dundalk, Louth | 2025-09-30 | 98.5m² |
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 C1 Cost Implication: While a C1 BER rating is acceptable, potential buyers should budget €5,000-€8,000 for insulation and heating upgrades to reach a B-rating, potentially increasing property value by €10,000-€15,000.
Details
- Generous Sizing: At 130m², this semi-detached property is larger than the median 3-bedroom property (which typically falls between 100-120m²), offering better space utility for a family.
- Value Optimization Potential: With 4 bedrooms and 2 bathrooms, the layout is well-configured for families; however, optimizing living spaces through modern renovations could add an estimated €20,000-€30,000 in market value.
- Hypothesis: Investing €8,000 in energy efficiency upgrades (e.g., attic insulation and upgraded windows) to achieve a B2 BER could reduce annual energy costs by an estimated €500-€700 compared to its current C1 rating and potentially add a 5-7% premium to its resale value, particularly in a market where energy efficiency is increasingly valued.
Amenities
Transport Connectivity: While stated as 'Outside Dublin', the area is served by Bus Éireann routes 171 and 172 which connect to Dundalk town centre and its train station.
Details
- Local Services: Proximity to Dundalk town centre offers access to primary schools like Scoil Mhuire Gan Smal, secondary schools such as Dundalk Grammar School, and amenities like the Marshes Shopping Centre and Louth County Hospital.
- Walkability: Blackrock Road offers pedestrian access to local convenience stores and is within a 2km radius of pedestrian-friendly areas in Dundalk town centre, with parks like Muirhevnamore Park accessible by foot or a short drive.
- Hypothesis: The ongoing development plans for enhanced public transport infrastructure connecting Dundalk to nearby towns, including potential new park-and-ride facilities at the train station, could increase commuter appeal and property values within a 5km radius by 3-5% annually over the next three years.
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.