Ballagan, Greenore, Co. Louth, A91 FK77
22 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 3 Bed · 2 Bath · Bungalow
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Market Position
Priced Within Local Sold Range
At €385,000, this home is priced within the typical range of 22 recent closed sales nearby. There's room to negotiate — seller leverage is 4.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
22 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €385,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €385,000, 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.
€19,250
That's what overbidding by just 5% on a €385,000 home costs you — before interest.
A €19 check before a €385,000 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 22 verified local sales · High confidence
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Price Distribution Analysis
22 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has decreased 20% year-on-year, based on the trailing 36-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
22
Transactions Analysed
Within 5.0km
14 months
Data Freshness
Most recent sale age
±20%
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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballagan, Greenore, Louth, Louth | 2025-11-26 | 189m² | |
| Whitestown, Greenore, Louth, Louth | 2024-10-02 | 112.7m² |
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 Upgrade Potential: Upgrading the D1 BER rating to a C2 could cost an estimated €6,000 - €10,000, potentially increasing the property's value by €10,000 - €15,000 and improving its marketability.
Standard Size: At 120.0m², this bungalow offers a standard living space for a 3-bedroom property, aligning with typical configurations in the local market.
Value Optimization Opportunity: The D1 BER rating suggests potential for energy efficiency improvements, with an estimated annual energy cost of €1,800-€2,200 compared to €800-€1,200 for a C-rated property of similar size, representing an annual saving of €1,000-€1,400.
Hypothesis: Investing €8,000-€12,000 to improve the BER from D1 to a B2 rating would not only reduce annual energy costs by an estimated €1,000-€1,400 but could also make the property more attractive to a wider buyer pool, potentially increasing its sale price by €15,000-€20,000 and recouping the investment within 3-5 years.
Amenities
Transport Connectivity: While specific routes aren't detailed, properties in Greenore typically benefit from connections via Bus Éireann routes servicing the region, with the nearest major train station likely being Dundalk (approx. 15-20km drive).
Local Facilities: Greenore offers proximity to a range of amenities including local shops, restaurants like The Water's Edge, and recreational facilities such as Greenore Golf Club.
Coastal Lifestyle: The property is situated in Ballagan, offering residents access to coastal walks and scenic views, contributing to a desirable lifestyle amenity in the area.
Hypothesis: The inherent appeal of Greenore's coastal location and its established amenities, despite limited public transport connectivity within immediate walking distance, suggests that properties here command a premium driven by lifestyle factors rather than commuter convenience, a trend likely to persist given the area's scenic beauty.
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.