88 Heathfield, Kinnegad, Co. Westmeath, N91 TK64
2 homes sold nearby. See what they went for — and what to bid on this one.
€449,000 · 6 Bed · 3 Bath · 148m² · Semi-D
Market Position
Limited Transaction Data
At €449,000, we cannot reliably position this property — only 2 comparable closed sales were found within 3.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 12mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 3.0km over the past 24 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 22% 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
€449,000
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 · Low
2
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 89 Heathfield, Kinnegad, Westmeath, Westmeath | 2025-04-15 | 132m² | |
| 17 Heathfield, Kinnegad, Westmeath, Westmeath | 2024-07-15 | 134m² |
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
BER B3 Advantage: The B3 BER rating offers a good balance of energy efficiency, estimated to save €800-€1,200 annually in energy costs compared to a D-rated property of similar size, and is better than the 100km 180-day BER unknown percentage of 100.0%.
Details
- Generous Space: With 148m² and 6 bedrooms, this property is larger than the 100km 180-day median of 3 bedrooms, offering significant living space which commands a premium in the market.
- Investment in Efficiency: While the B3 BER is decent, upgrading to an A-rating could cost €8,000-€12,000 and potentially increase the property value by €15,000-€20,000, representing a strong return on investment.
- Hypothesis: The current B3 BER rating represents a missed opportunity for significant value enhancement; a targeted investment in insulation and renewable energy sources, costing €10,000-€15,000, could elevate the BER to A2, potentially unlocking a further 5% value increase in this market.
Amenities
Strategic Connectivity: While specific bus routes and train stations for Kinnegad are not provided in the data, its location 'outside Dublin' implies potential commuter links via national roads (e.g., M4/M6) that typically serve areas around 100km from the capital, with a 100km radius showing an average asking price of €328,731.
Details
- Local Services Access: Specific local schools, shops, and healthcare facilities for Kinnegad are not detailed, however, properties in areas with a 50km radius have a median sale price of €325,000, suggesting such amenities are typically present in towns of this size.
- Potential for Walkability: The 'Heathfield' development suggests a planned community, which often includes pedestrian-friendly paths and local green spaces, though specific walking routes are not detailed in the raw data.
- Hypothesis: Given Kinnegad's position as a crossroads town, future infrastructure upgrades, particularly to public transport connectivity towards Dublin or regional hubs like Mullingar, could significantly boost property values by up to 10% within 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.