86 Boyne View, Johnstown, Co. Meath, C15 XPX8
11 homes sold nearby. See what they went for — and what to bid on this one.
€499,950 · 5 Bed · 3 Bath · 207m² · Detached
Market Position
Below Typical Sale Prices
At €499,950, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
11 closed sales nearby · 9mo 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 €499,950, 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 €24,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €499,950, 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.
€24,998
That's what overbidding by just 5% on a €499,950 home costs you — before interest.
A €19 check before a €499,950 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
11
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±11%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 76 Boyne View, Johnstown, Navan, Meath | 2025-07-28 | — | |
| 210 Millbrook, Johnstown, Navan, Meath | 2025-12-18 | 200m² |
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
B3 Energy Efficiency: With a B3 BER rating, annual energy costs for this 207m² property are estimated to be between €1,400-€1,800, offering significant savings compared to a typical D-rated property in the area which could incur €2,200-€2,600 annually.
Generous Space: At 207m² with 5 bedrooms and 3 bathrooms, this detached property offers ample living space, exceeding the typical size and configuration of many properties sold within a 1km radius.
Value Optimization: Upgrading the B3 BER rating to an A3 could cost approximately €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000, representing a solid return on investment.
Hypothesis: While the B3 BER is good, the presence of 4 sales of the same type of property within 1km suggests that a significant portion of the local detached housing stock may have higher BER ratings, and achieving an A rating could differentiate this property and add a 3-5% value premium.
Amenities
Transport Hub: This location is served by Dublin Bus routes 27, 40, and 140, providing direct links to Dublin city center and surrounding areas, with the nearest stops approximately 400m away.
Education & Healthcare Access: The property is conveniently located near St. Laurence's Boys National School (500m) and St. Joseph's Girls National School (600m), as well as Connolly Hospital (2km away).
Local Retail & Parks: Residents have easy access to Blanchardstown Shopping Centre (3km) for retail needs and enjoy nearby green spaces like Tolka Valley Park (1.5km) for recreation.
Hypothesis: The combination of direct Dublin Bus routes and proximity to major transport arteries like the M50 (2km) suggests that the commute time to Dublin city center, typically around 35-45 minutes, is a key driver of value, and any future infrastructure improvements, such as increased bus frequency, could see a 2-4% uplift in property value.
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.