Apartment 8, Saint Anne'S Court, Anne Street, Dundalk, Co. Louth, A91 YA24
16 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 2 Bed · 1 Bath · Apartment
Some listing details are missing · add them to improve the analysis
Market Position
At the Upper End of Local Sales
At €225,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
16 closed sales nearby · 14mo 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 €225,000, 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 €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €225,000, 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.
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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
Price Distribution Analysis
16 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median of comparable sales. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 29% 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
€225,000
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 · High
16
Transactions Analysed
Within 1.5km
14 months
Data Freshness
Most recent sale age
±13%
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 |
|---|---|---|---|
| Apt 1, St Annes Court, Anne St, Louth | 2025-03-27 | 66m² | |
| 16 Ramparts Mills, Dundalk, Louth, Louth | 2025-03-18 | 74m² |
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
Significant BER Upgrade Needed: With an E2 BER rating, upgrading to a B2 rating could cost an estimated €10,000-€15,000, but is likely to increase the property's value by €18,000-€25,000.
Spacious Living: At 120.0m², this apartment offers substantial living space, which is 64.9% larger than the median size implied by the €185,000 median sale price for same broad type properties within 1km, suggesting good value in terms of square footage.
Value Optimization Opportunity: Investing in energy efficiency upgrades from E2 to a B-rated BER could unlock a potential value increase of €18,000-€25,000, making it a strategic investment for future resale.
Hypothesis: The substantial size of this apartment, combined with a poor BER rating, presents a unique opportunity; buyers willing to undertake energy retrofitting could significantly enhance their return on investment by aligning the property's quality with its generous proportions, potentially leading to a value far exceeding the cost of upgrades.
Amenities
Transport Hub: Dundalk benefits from train services at Dundalk Station, and is served by multiple Bus Éireann routes connecting to various towns and cities, offering good regional connectivity.
Local Essentials Nearby: Within proximity, residents have access to essential amenities including Dundalk General Hospital for healthcare, the Marshes Shopping Centre for retail, and a range of local cafes and restaurants on Clanbrassil Street.
Family & Education Focused: The area is well-served by educational facilities such as Scoil Mhuire Gan Smal Primary School and Dundalk Grammar School, along with numerous childcare options within the town, enhancing its family appeal.
Hypothesis: Given Dundalk's growing infrastructure and the recent investment in public transport links, properties like Apartment 8, Saint Anne's Court, are likely to see increased demand and value appreciation as the town becomes a more attractive commuter base and a regional hub, especially if further developments enhance pedestrian access to key amenities.
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.