8 Mill Avenue, Millerstown, Kilcock, Co. Meath, W23 KX6W
10 homes sold nearby. See what they went for — and what to bid on this one.
€600,000 · 4 Bed · 3 Bath · 145m² · Detached
Market Position
Priced Within Local Sold Range
At €600,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 17mo 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 €600,000, 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 €30,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €600,000, 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.
€30,000
That's what overbidding by just 5% on a €600,000 home costs you — before interest.
A €19 check before a €600,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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 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
10
Transactions Analysed
Within 3.0km
17 months
Data Freshness
Most recent sale age
±14%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Connaught Close, Connaught Street, Kilcock, Kildare | 2024-07-22 | 190m² | |
| 116 Connaught St, Kilcock, Kildare, Kildare | 2024-12-11 | 151.5m² |
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
Exceptional BER Rating: The A2 BER rating signifies high energy efficiency, leading to estimated annual energy costs of €800-€1,200 compared to €1,800-€2,200 for a D-rated property of similar size, potentially saving €1,000-€1,400 annually.
Generous Size for Detached: At 145m², this detached 4-bedroom, 3-bathroom property offers ample living space, which is a significant quality indicator, especially in a market where larger family homes are often sought after.
Value Optimization Potential: While not explicitly stated, the A2 BER suggests that further minor enhancements, if any, would likely yield marginal cost savings but maximize long-term value and desirability, as significant structural energy upgrades are not required.
Hypothesis: The A2 BER rating, combined with the detached property type and 4 bedrooms, suggests this property is positioned as a premium offering, and its true value may be underestimated by the current valuation model if it doesn't fully account for the long-term cost savings and desirability associated with top-tier energy performance in the current climate.
Amenities
Transport Connectivity: Kilcock is served by the Kilcock train station providing access to Dublin Connolly, and local bus routes such as Dublin Bus 66/66A/66B/66E connecting to Dublin city centre.
Local Educational & Healthcare: The area is within proximity to Scoil Mhuire (primary school) and Maynooth University, and access to Connolly Hospital Blanchardstown is via public transport or car.
Shopping & Lifestyle Access: Local amenities include shops in Kilcock village, supermarkets like Lidl and Aldi in Maynooth, and access to recreational areas such as the Royal Canal Greenway.
Hypothesis: Despite being located in Co. Meath, the property's positioning near Kilcock village and its train station suggests it benefits from commuter-friendly access to Dublin, implying that its value proposition is strongly tied to its connectivity rather than solely to its immediate local amenities, a trend likely to increase demand as transport infrastructure continues to be a key driver for suburban Dublin growth.
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.