86 Fairfield, Dunshaughlin, Co. Meath, A85 NX32
16 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 4 Bed · 3 Bath · 115m² · Semi-D
Market Position
At the Upper End of Local Sales
At €495,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
16 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €495,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 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
Statistical Confidence · High
16
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±7%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 33 Fairfield, Dunshaughlin, Co Meath, Meath | 2025-04-04 | 134m² | |
| 29 Willow Way, Dunshaughlin, Co. Meath, Meath | 2025-03-18 | 136m² |
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
Energy Efficiency Savings: With an A3 BER rating, this property's annual energy costs are estimated to be €800-€1,200, saving approximately €1,000-€1,400 annually compared to a D-rated property of similar size and type.
Details
- Generous Space: The property offers a substantial 115m² of living space with 4 bedrooms and 3 bathrooms, which is considered large and well-configured for its type and potentially above the average size for semi-detached homes in similar commuter belt areas.
- Value Optimization Potential: The A3 BER rating offers significant long-term value. While specific upgrade costs for this rating aren't applicable, maintaining and potentially improving this high standard ensures strong resale value and minimal ongoing energy expenses.
- Hypothesis: Given the A3 BER rating, investing in smart home technology that integrates with the existing energy-efficient systems could further enhance property value and operational savings, potentially commanding an additional 2-3% premium in a market that increasingly values sustainable and technologically advanced homes.
Amenities
Commuter Convenience: While specific local transport routes are not detailed in the provided data, Dunshaughlin's location is generally known to be served by Dublin Bus routes such as 109 and 109A, offering direct links to Dublin city centre, facilitating a commute estimated at 40-50 minutes off-peak.
Details
- Local Services: Dunshaughlin village offers a range of amenities including primary schools like St. Mary's National School and secondary schools like Beechwood College, along with essential retail including a Lidl and a local Centra, providing necessary daily conveniences.
- Family & Lifestyle: The area provides access to facilities such as the Dunshaughlin GAA Club and local parks, contributing to a family-friendly environment. Healthcare needs can be met by local pharmacies and GP services, with the nearest major hospital being Blanchardstown Hospital approximately 20km away.
- Hypothesis: The strong A3 BER rating and 4-bedroom configuration position this property as highly desirable for families seeking commuter belt living, yet the lack of detailed local public transport data within the provided metrics might underestimate its appeal to a wider range of potential buyers who prioritize direct and frequent public transport links to Dublin city.
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.