Balrathboyne, Cortown, Co. Meath, A82 E1C9
25 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 4 Bed · 3 Bath · 250m² · Detached
Market Position
Below Typical Sale Prices
At €395,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
25 closed sales nearby · 19mo 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 25 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
25 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 below the size-adjusted median, suggesting favourable entry conditions. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 2.6% year-on-year, based on the trailing 36-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
25
Transactions Analysed
Within 5.0km
19 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 · 25 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Balrathboyne, Glebe, Kells, Meath | 2024-10-18 | 344m² | |
| Balrathboyne Glebe, Fordstown, Kells, Meath | 2024-01-12 | — |
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 C1 Value Proposition: With a C1 BER rating, this property's annual energy costs are estimated to be €1,800-€2,200, compared to potentially €1,200-€1,600 for a B-rated property of similar size, representing an annual saving opportunity of €600-€1,000 for a buyer willing to invest in upgrades.
Details
- Spacious Living: The property offers a generous 250m² of living space with 4 bedrooms, exceeding the median of 3 bedrooms found within a 100km radius, providing ample room for families.
- Upgrade Potential: Upgrading the C1 BER rating to a B2 could cost an estimated €8,000-€12,000 and could potentially increase the property's value by €15,000-€20,000, representing a sound investment for long-term value and energy efficiency.
- Hypothesis: Given the significant difference between the property's asking price and its estimated value (€1,042,370 vs €395,000), and its solid but not exceptional C1 BER, the market is likely valuing the land and potential for renovation/extension far more than the current structure, suggesting that a buyer targeting a 'fixer-upper' with significant upside potential would see this as an opportunity, but the current asking price is still significantly detached from comparable sales.
Amenities
Limited Direct Public Transport: Cortown, Co. Meath is a rural area with no specific bus routes, Luas stops, or DART stations directly serving Balrathboyne, requiring reliance on private transport.
Details
- Local School Access: The nearest primary school is likely to be located in a neighbouring village such as Kells or Navan, requiring a commute of several kilometers, impacting family convenience.
- Rural Lifestyle Amenities: While specific local restaurants or cafes aren't detailed, the area will likely offer a quieter, rural lifestyle with access to surrounding countryside for outdoor activities rather than urban amenities.
- Hypothesis: The property's 'outside Dublin' location, combined with the lack of immediate public transport links and proximity to major urban amenities, strongly suggests that its valuation and desirability are heavily dependent on land value and potential for a rural lifestyle, rather than its connectivity to employment hubs or high-density services, which explains the discrepancy with urban-centric market data.
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.