Ballinacree, Oldcastle, Ross, Co. Meath, A82 X3F6
14 homes sold nearby. See what they went for — and what to bid on this one.
€170,000 · 2 Bed · 1 Bath · 65m² · Detached
Market Position
Priced Above Local Sales
At €170,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
14 closed sales nearby · 17mo 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 €170,000, 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 €8,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €170,000, 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.
€8,500
That's what overbidding by just 5% on a €170,000 home costs you — before interest.
A €19 check before a €170,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €170,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 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 is positioned above the size-adjusted median. 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
Financial Exposure · 19% 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
€170,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
14
Transactions Analysed
Within 5.0km
17 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Oldcastle, Co. Meath, Meath | 2025-03-26 | 84m² | |
| Ballymacad, Oldcastle, County Meath, Meath | 2024-04-26 | — |
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
Energy Efficiency Investment: With a BER F rating, upgrading this 65m² property to a B2 rating would typically cost €8,000-€12,000 but could increase its value by €15,000-€20,000, offering a substantial return on investment.
Details
- High Running Costs: An F-rated BER implies estimated annual energy costs of €2,800-€3,200 for a property of this size, significantly higher than the €800-€1,200 typical for an A2-rated home, impacting long-term affordability.
- Compact Footprint: At 65m², this 2-bedroom property is more compact than the median 3-bedroom, 2-bathroom properties typically sold in the wider 5km to 100km region, which impacts its market segment.
- Hypothesis: The substantial price differential between this F-rated property and local median sales suggests the seller has factored in the significant cost of BER upgrades, effectively offering a 'blank canvas' discount to attract buyers seeking to add value through renovation.
Amenities
Rural Connectivity: While detached from major rail or Luas networks, the property benefits from Bus Éireann Route 109A from Oldcastle (approx. 5km) providing direct links to Kells, Navan, and Dublin city, supporting regional commuting.
Details
- Local Family Hub: Located near Gilson National School and Meánscoil an Chroí Ró Naofa in Oldcastle (both within 5km), and with local childcare like Little Scholars Creche, the area is well-equipped for families with school-aged children.
- Community Lifestyle: Oldcastle town (approx. 5km) offers essential shopping at SuperValu and Mace, healthcare at Oldcastle Health Centre and O'Connell's Pharmacy, plus recreational options including Loughcrew Cairns for outdoor activities, providing comprehensive local amenities.
- Hypothesis: Given its rural setting combined with essential local amenities in Oldcastle and direct bus connectivity to Dublin, this property is poised to attract buyers prioritising a peaceful country lifestyle with manageable access to urban centres, especially appealing to those with hybrid or remote working arrangements.
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.