Coomyanna, Mulhussey, Maynooth, Co. Meath, W23 W9F8
25 homes sold nearby. See what they went for — and what to bid on this one.
€699,000 · 5 Bed · 2 Bath · 166m² · Bungalow
Market Position
Below Typical Sale Prices
At €699,000, 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 · 22mo 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 €699,000, 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 €34,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €699,000, 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.
€34,950
That's what overbidding by just 5% on a €699,000 home costs you — before interest.
A €19 check before a €699,000 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
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 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 20% year-on-year, based on the trailing 36-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
25
Transactions Analysed
Within 5.0km
22 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 |
|---|---|---|---|
| Pagestown, Kilcloon, Meath, Meath | 2023-08-31 | 155m² | |
| Pagestown, Kilcloon, Co Meath, Meath | 2023-07-05 | 250.1m² |
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 C2 Energy Costs: With a C2 BER rating, annual energy costs for this 166m² bungalow are estimated to be between €1,800 and €2,200, which is approximately €800-€1,200 higher than comparable properties with B-rated BERs.
Upgrade Potential: Improving the BER rating from C2 to B2 through insulation and heating upgrades could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy expenditure.
Spacious Layout: The 166m² size of this 5-bedroom, 2-bathroom bungalow offers generous living space, positioning it as a large property relative to typical family homes and providing significant potential for various lifestyle configurations.
Hypothesis: The current C2 BER rating is a point of differentiation that could be leveraged as an investment opportunity; by undertaking targeted energy efficiency upgrades costing €8,000-€12,000, the owner could achieve an improved BER, potentially increasing the property's market value by €15,000-€20,000 and enhancing its appeal in a market increasingly focused on energy performance.
Amenities
Transport Connectivity: While specific routes are not detailed, the property's location in Mulhussey, Maynooth, Co. Meath, suggests potential access to bus services linking to Dublin city and surrounding towns; Maynooth train station offers direct rail links to Dublin city centre.
Educational Access: Proximity to Maynooth offers access to a range of educational facilities including Maynooth University, and several primary and secondary schools within the town and surrounding areas.
Local Services: Being situated near Maynooth provides convenient access to a variety of shops, supermarkets like Tesco and Dunnes Stores, a range of restaurants and cafes, and healthcare services including dentists and pharmacies.
Hypothesis: The strategic location between Maynooth and Dublin allows for a dual benefit, offering the tranquility of a rural setting while maintaining strong commuter links to the capital via Maynooth train station, potentially commanding a location premium for those seeking a balance between country living and urban accessibility.
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.