Cormorant House, Annagassan, Dunleer, Co. Louth, A92 TE27
6 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 4 Bed · 5 Bath · 348m² · Detached
Market Position
Priced Within Local Sold Range
At €795,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 0/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 10mo 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 €795,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €39,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €795,000, 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.
€39,750
That's what overbidding by just 5% on a €795,000 home costs you — before interest.
A €19 check before a €795,000 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 6 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above the median of comparable sales. 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
6
Transactions Analysed
Within 3.0km
10 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Mayne, Castlebellingham, Co Louth, Louth | 2025-04-16 | 203m² | |
| Willistown, Drumcar, Dunleer, Louth | 2025-07-23 | 130m² |
Transactions within a 3.0km radius and 18-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 Rating Impact: Cormorant House has a C3 BER rating, which is moderate; however, upgrading to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing its market value by €15,000-€20,000 based on typical uplift for improved energy efficiency.
Energy Cost Savings: With a C3 rating, annual energy costs are estimated to be in the range of €1,500-€2,000 for a property of this size, compared to €800-€1,200 for an A2-rated property, offering a potential annual saving of €700-€800 for more energy-efficient homes.
Size and Configuration: The property offers a substantial 348.0m² of living space with 4 bedrooms and 5 bathrooms, which is generous and configured for larger families or those requiring ample amenity space, aligning with the '2X Very Large' size category.
Hypothesis: The C3 BER rating, while not poor, represents a significant opportunity for value enhancement; a strategic investment in energy efficiency upgrades could not only reduce ongoing running costs but also significantly improve the property's appeal and market value, particularly if neighbouring properties in a similar price bracket tend to have higher BER ratings.
Amenities
Transport Connectivity: The area is served by Bus Éireann routes which provide connectivity to nearby towns, with Dunleer serving as a key local hub, though direct links to Dublin city via Luas or DART are not readily available from Annagassan itself.
Local Services: Annagassan offers basic local amenities including a post office and nearby shops in Dunleer, approximately 5km away, which also provides access to essential services such as Dunleer Medical Centre and primary schools like St. Francis National School.
Educational and Family Focus: While primary education is accessible in Dunleer, secondary education and third-level institutions would require travel, with St. Mary's Diocesan School in Drogheda (approx. 20km) being a prominent secondary option, and childcare facilities are likely to be concentrated in larger nearby towns.
Hypothesis: The relative remoteness of Annagassan, indicated by the distance to major transport hubs like train stations and the absence of direct city-centre public transport routes, suggests that residents likely rely on private transport, potentially limiting the property's appeal to a specific buyer demographic prioritising rural tranquility over urban commute convenience.
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.