Balrath Wood, Kells, Co. Meath, A82 KR22
3 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 2 Bed · 2 Bath · 68m² · Apartment
Market Position
Priced Within Local Sold Range
At €175,000, this home is priced within the typical range of 3 recent closed sales. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 29mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price sits marginally above the median transaction level.
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.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
29 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Balrath Woods, Kells, Meath, Meath | 2023-06-20 | 55m² | |
| Apt 8, Tobair Bawn, Oldcastle Rd Kells, Meath | 2023-11-14 | 74m² |
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 Opportunity: Upgrading this C1 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, representing a sound investment.
Details
- Annual Savings Potential: With a C1 BER rating, annual energy costs are estimated to be €1,200-€1,600, compared to €1,800-€2,200 for a D-rated property of similar size, offering potential savings of €600-€1,000 per year.
- Efficient Size: At 68.0m², the apartment offers a space-efficient layout with 2 bedrooms and 2 bathrooms, aligning with the median of 2 bathrooms and 3 bedrooms within a 100km radius.
- Hypothesis: The C1 BER rating, while not poor, represents a missed opportunity for significant value enhancement. If the property were improved to an A2 rating, it could potentially unlock an additional 5-8% in market value due to heightened demand for energy-efficient homes and the cumulative annual savings of approximately €1,000-€1,400.
Amenities
Limited Public Transport Access: The property's location outside Dublin means it likely lacks direct access to Luas or DART services, with potential reliance on local bus routes not specified in the provided data for connectivity.
Details
- Local Amenities Unspecified: The provided data lacks specific details on nearby schools, shops, or healthcare facilities, making it difficult to assess the immediate convenience and family-friendliness of the location.
- Walkability Challenge: Given the 'outside Dublin' classification, this apartment may have limited walkability to essential services, potentially requiring car ownership for daily errands and commuting.
- Hypothesis: The absence of specific transport and amenity data for Balrath Wood suggests it's a more rural or suburban development. Future value growth may be heavily influenced by planned local infrastructure projects, such as the proposed new road networks or community facilities, that are not yet reflected in current market metrics.
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.