Cottage, Coolnahinch, Moynalty, Co. Meath, A82 F227
22 homes sold nearby. See what they went for — and what to bid on this one.
€145,000 · 3 Bed · 1 Bath · 4047m² · Detached
Market Position
Below Typical Sale Prices
At €145,000, 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.
22 closed sales nearby · 26mo 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 €145,000, 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 €7,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €145,000, 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.
€7,250
That's what overbidding by just 5% on a €145,000 home costs you — before interest.
A €19 check before a €145,000 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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €145,000 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
26 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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Newcastle Moynalty Kells, Meath, Meath | 2025-04-28 | — | |
| Mauradell, Rathstephen, Kells, Meath | 2023-10-16 | 142m² |
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 B Rating: The property has a BER rating of B, which is good and suggests reasonable energy efficiency for its size, potentially leading to moderate annual energy cost savings compared to lower-rated properties.
Details
- Generous Land Size: The property sits on a substantial 4047.0m² of land, offering significant outdoor space which is a premium feature, particularly for rural properties.
- Upgrade Opportunity: While the current BER B is positive, upgrading to an A rating could potentially cost between €8,000-€12,000, but could increase property value by €15,000-€20,000 and provide annual energy savings of €400-€600 compared to its current B rating.
- Hypothesis: The combination of a good BER B rating and a very large plot size, coupled with an asking price significantly below its estimated value, suggests that the property's condition, beyond the BER, may be a factor influencing its current valuation, or there's significant unrealized potential value in developing or enhancing the land.
Amenities
Limited Public Transport: Moynalty is located outside Dublin, and there are no specific bus routes, train stations, or Luas/DART stops mentioned as serving Coolnahinch directly in the provided data, implying reliance on private transport.
Details
- Localised Services: Educational facilities like St. Mary's National School in Virginia (approx. 10km) and secondary options in Kells (approx. 15km) are the closest, requiring travel for most families.
- Rural Lifestyle Focus: The location suggests a focus on rural amenities, with local shops and cafes likely found in nearby towns like Kells or Virginia, rather than extensive retail or dining options within immediate walking distance.
- Hypothesis: Given the rural location of Coolnahinch, Moynalty, and the absence of specific public transport links in the provided data, the property's value proposition will heavily rely on its appeal as a rural retreat, with potential buyers prioritizing tranquility and land over proximity to major urban amenities and transport hubs.
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.