Attock Manor, Athlumney, Athlumney, Co. Meath, C15 TDH3
6 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 5 Bed · 3 Bath · 244m² · Detached
Market Position
At the Upper End of Local Sales
At €795,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
6 closed sales nearby · 12mo recency · Low 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 €795,000, 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 €39,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €795,000, 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.
€39,750
That's what overbidding by just 5% on a €795,000 home costs you — before interest.
A €19 check before a €795,000 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 6 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 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 median of comparable sales. 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 · Low
6
Transactions Analysed
Within 1.5km
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Bailis Manor, Athlumney, Navan, Meath | 2025-04-14 | 143m² | |
| 3 Maple Avenue, Johnstown Wood, Navan, Meath | 2025-02-04 | 118m² |
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
BER Advantage: With a B BER rating, this property offers significant energy efficiency, estimated to result in annual energy costs of €800-€1,200, compared to €1,800-€2,200 for equivalent D-rated properties in the area.
Space Offering: The 244m² size provides ample living space, positioning it as one of the larger properties, with 5 bedrooms and 3 bathrooms catering to family needs, which aligns well with demand for substantial homes.
Investment Potential: While the B BER rating is good, an upgrade to an A rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, representing a valuable optimization.
Hypothesis: The B BER rating, while good, represents a missed opportunity for maximum value enhancement; strategic investment in further energy efficiency upgrades could yield a superior return on investment by not only reducing running costs but also significantly boosting the property's resale appeal and capital value in a market increasingly prioritizing sustainability.
Amenities
Connectivity Limitations: The property's location in Co. Meath, C15TDH3, with 'Dublin' listed as its general location, implies potential transport challenges; specific local bus routes and nearest train station data are not provided, hindering a precise assessment of commuter convenience.
Local Services: Specific details on educational facilities, healthcare access, shopping, and lifestyle amenities in Athlumney, Co. Meath, are absent from the provided data, making it difficult to evaluate the immediate convenience and desirability of the local area.
Family Facilities: Without named childcare facilities, parks, or specific family service providers in the immediate vicinity, the property's appeal to families seeking convenient local amenities cannot be accurately determined from the current data.
Hypothesis: The 'Dublin' designation for a Co. Meath address suggests the property is likely positioned for commuters, and its true amenity value hinges on the specific connectivity to Dublin city via routes like the M3 and its proximity to amenities in nearby towns such as Navan or Dunboyne; a lack of detailed local amenity data suggests a reliance on car-based access for most daily needs.
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.