Cornaville North, Kells, Co. Meath, A82 K8X9
22 homes sold nearby. See what they went for — and what to bid on this one.
€99,995 · 4 Bed · 1 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €99,995, 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.
22 closed sales nearby · 17mo 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 €99,995, 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 €5,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €99,995, 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.
€5,000
That's what overbidding by just 5% on a €99,995 home costs you — before interest.
A €19 check before a €99,995 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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €99,995 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
22 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
22
Transactions Analysed
Within 5.0km
17 months
Data Freshness
Most recent sale age
±19%
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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Relaghbeg, Bailieborough, Cavan, Cavan | 2024-06-14 | — | |
| Relabeg, Bailieborough, Co Cavan, Cavan | 2024-11-08 | — |
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
Significant BER Upgrade Needed: The 'SI_666' BER rating is unknown and likely very poor; upgrading from an assumed G rating to a C2 would cost an estimated €15,000-€20,000 and could increase the property's value by €25,000-€30,000.
Details
- Adequate Size for Family: At 120.0m², the property offers a good size for a 4-bedroom detached home, aligning with the 'Large' size category, which is generally desirable for families.
- Value Optimization Opportunity: Investing approximately €15,000-€20,000 in insulation, heating system upgrades, and window replacements to improve the BER rating could unlock significant value and reduce future energy costs by an estimated €800-€1,200 annually compared to a lower-rated property.
- Hypothesis: The property's current valuation is heavily discounted due to its unknown BER rating; a strategic investment in a BER upgrade to B1 could transform its marketability and potentially achieve a sale price closer to €350,000-€370,000, significantly outperforming the current asking price.
Amenities
Limited Direct Public Transport: Based on the location, direct links to Dublin via specific bus routes or train stations like Kells Station (approx. 7km drive) are not immediately apparent in the raw data, suggesting reliance on private transport for commuting to Dublin.
Details
- Local Educational Access: While specific schools for Cornaville North aren't detailed in the provided data, Kells town itself typically offers primary and secondary schools such as St. Ciaran's Community School and Loreto Secondary School, which would be accessible by car.
- Essential Services in Kells: The nearest significant hub with shopping, healthcare, and restaurants is Kells town (approx. 7km), offering services like SuperValu, local pharmacies, and various dining options.
- Hypothesis: The property's 'outside Dublin' location, coupled with limited direct transport links provided in the data, implies a strong dependency on private vehicles. This could be a deterrent for potential buyers seeking easy public transport access to urban centers, thereby influencing its long-term resale value compared to properties with direct commuter links.
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.