Apartment 23, The Saltings, Annagassan, Annagassan, Co. Louth, A92 Y634
8 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 2 Bed · 2 Bath · 83m² · Apartment
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 6.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 15mo recency · Moderate 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 5.0km · 36 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 · Moderate
8
Transactions Analysed
Within 5.0km
15 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 22 The Saltings, Annagassan, Louth, Louth | 2025-07-24 | 78m² | |
| Apartment 29, The Saltings, Annagassan, Louth | 2025-01-20 | 82m² |
Transactions within a 5.0km radius and 36-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 Opportunity: The C1 BER rating suggests that upgrading to a B2 rating could cost between €8,000-€12,000, potentially increasing property value by €15,000-€20,000 based on typical uplift for such improvements.
Energy Cost Savings: A C1 BER rating means annual energy costs are likely in the region of €1,400-€1,800, which is €400-€800 higher than for a comparable property with a B2 BER rating.
Space Efficiency: At 83m², this two-bedroom, two-bathroom apartment offers a good balance of living space, with a typical price per square meter within 1km of €2,664.
Hypothesis: Investing in BER upgrades on this C1-rated apartment could yield a higher return on investment than in areas with already high BER standards, as buyers in this segment are increasingly cost-conscious regarding energy expenses.
Amenities
Limited Public Transport: While outside Dublin, there are no specific bus routes, train stations, Luas stops, or DART stations explicitly mentioned as serving Annagassan directly in the provided data, suggesting a reliance on private transport.
Local Services: Specific details on schools, healthcare, shopping, and lifestyle amenities in Annagassan are not provided in the raw data, making it difficult to assess local conveniences.
Walkability Assessment: Without explicit data on walking routes or pedestrian infrastructure, it's challenging to determine the walkability of Annagassan and its immediate surroundings.
Hypothesis: The lack of direct public transport links and detailed local amenity information suggests that the value of this property is primarily driven by its specific location and any unique local features not captured by general market data, rather than the strength of its connectivity or amenity provision.
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.