Carnes West, Bellewstown, Bellewstown, Co. Meath, A92 X973
8 homes sold nearby. See what they went for — and what to bid on this one.
€625,000 · 4 Bed · 3 Bath · 294m² · Bungalow
Market Position
Below Typical Sale Prices
At €625,000, 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.
8 closed sales nearby · 19mo 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 €625,000, 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 €31,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €625,000, 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.
€31,250
That's what overbidding by just 5% on a €625,000 home costs you — before interest.
A €19 check before a €625,000 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 8 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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
Statistical Confidence · Low
8
Transactions Analysed
Within 3.0km
19 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lunderstown, Duleek, Meath, Meath | 2025-03-21 | 90m² | |
| Endevere, Main St, Duleek, Meath | 2024-11-14 | 101m² |
Transactions within a 3.0km radius and 24-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 Investment Opportunity: With a C2 BER rating, upgrading to a B2 rating could cost an estimated €10,000 - €15,000 but may increase property value by €20,000 - €30,000, presenting a clear return on investment.
Size Advantage: At 294m², this bungalow offers significant living space, exceeding the typical size found in many urban areas and providing ample room for families or those requiring extensive living areas.
Cost-Effective Space: Considering the estimated value of €637,386 for 294m², the price per square meter is approximately €2,168, which is competitive for the size and potential quality of a bungalow of this magnitude in a desirable location.
Hypothesis: Given the C2 BER rating, a focused investment in improving insulation, heating systems, and window efficiency could not only enhance the property's market appeal but also unlock an estimated €2,500 - €3,500 in annual energy savings compared to properties with D or E ratings, making it a long-term financial asset.
Amenities
Connectivity to Dublin: The property is located in Co. Meath, implying that direct public transport links to Dublin City Centre (e.g., DART, Luas, specific Dublin Bus routes) might require a multi-leg journey or significant driving to access.
Local Services Access: While specific local amenities were not provided, Bellewstown is a rural village, suggesting that major shopping centres, advanced healthcare facilities, and diverse dining options would likely be located in nearby towns such as Drogheda or within commuting distance of Dublin.
Limited Walkability: As a bungalow in Bellewstown, Co. Meath, it is unlikely to possess high walkability to extensive retail, educational, or employment hubs, suggesting a reliance on private transport for daily needs.
Hypothesis: The strategic location in Co. Meath, outside the immediate Dublin transport network, suggests that the property's appeal will strongly depend on buyers prioritizing a rural lifestyle with larger living spaces over direct urban connectivity, and that future value growth might be linked to planned infrastructure upgrades in the wider Meath region.
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.