Climber Hall, Kells, Virginia Road, Co. Meath, A82 C7K4
7 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 2 Bed · 1 Bath · Bungalow
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 7 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
7 closed sales nearby · 13mo recency · Moderate 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €15,000 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€15,000
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
No asking price is listed. The chart shows the verified closed sales distribution for 7 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
7
Transactions Analysed
Within 3.0km
13 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Moynalty Road, Kells, Co Meath, Meath | 2024-11-14 | 126m² | |
| St Brendans, Oldcastle Rd, Kells, Meath | 2024-10-11 | — |
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
Below Average Specification: With only 2 bedrooms and 1 bathroom, this bungalow is below the 100km median of 3 bedrooms and 2 bathrooms, potentially limiting its appeal and value.
Details
- Significant BER Upgrade Needed: The 'SI_666' BER rating indicates a very poor energy performance; upgrading from this level to a C rating could cost €10,000-€15,000 but potentially increase property value by €18,000-€25,000.
- Standard Size, Subpar Configuration: While the 120m² size is adequate, the 2-bed, 1-bath configuration is less desirable than the local median of 3 beds, 2 baths, suggesting a potential €25,000-€35,000 reduction in value compared to ideal local configurations.
- Hypothesis: The current configuration and poor BER rating represent a significant opportunity for value enhancement through renovation, potentially unlocking €40,000-€60,000 in uplift if brought in line with the 3-bed, 2-bath, and improved BER standards prevalent in the surrounding 10km market.
Amenities
Limited Direct Transport: Kells is served by Bus Éireann routes which would typically require changes to reach Dublin city centre, unlike areas with direct Dublin Bus or Luas services within close proximity.
Details
- Local Services Present: The area offers essential amenities with shops and schools likely present in Kells town centre, however, specific names for supermarkets or primary/secondary schools are not provided in the data.
- Commuter Challenge: While 'outside Dublin', the lack of specific train stations or direct bus routes (e.g. Dublin Bus routes) serving Climber Hall suggests a longer and less convenient commute for those working in Dublin, potentially impacting property appeal.
- Hypothesis: The property's location outside immediate Dublin commuter belts, coupled with the absence of direct public transport links like a DART or Luas station within a reasonable radius, indicates that its value proposition is heavily reliant on local amenities and the appeal of a more rural lifestyle rather than urban connectivity.
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.