Cragroe, Hickeys Lane, Baltrasna, Ashbourne, Co Meath, A84 AY04
11 homes sold nearby. See what they went for — and what to bid on this one.
€995,000 · 4 Bed · 4 Bath · 295m² · Detached
Market Position
Below Typical Sale Prices
At €995,000, 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.
11 closed sales nearby · 10mo 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 €995,000, 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 €49,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €995,000, 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.
€49,750
That's what overbidding by just 5% on a €995,000 home costs you — before interest.
A €19 check before a €995,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 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 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
Statistical Confidence · High
11
Transactions Analysed
Within 3.0km
10 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 65 Deerpark, Ashbourne, Meath, Meath | 2026-01-29 | 165m² | |
| 26 White Ash Park, Milltown Rd, Ashbourne, Meath | 2025-07-02 | 215.5m² |
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
Efficient BER Rating: The B1 BER rating suggests that annual energy costs for this 295m² property would be approximately €1,000-€1,500, significantly lower than a comparable D-rated property which could incur €2,000-€2,500 annually.
Generous Proportions: With 295m² of living space and 4 bedrooms and 4 bathrooms, this property offers a substantial footprint that aligns with demand for larger family homes, outperforming the typical size of properties in the immediate vicinity which has a median sale price of €462,555 for 1km radius sales.
Value Optimization: Upgrading from a B1 BER to an A-rated BER, which would likely cost €5,000-€8,000 in insulation and heating system improvements, could potentially lead to an additional property value increase of €10,000-€15,000 and an annual saving of €300-€500.
Hypothesis: The current B1 BER rating for this large detached property represents a significant opportunity for further value enhancement through targeted energy efficiency upgrades, with potential for a return on investment exceeding 2:1 by aligning with an 'A' rating, which is increasingly a key differentiator in the premium property market.
Amenities
Limited Direct Public Transport: As Ashbourne is not directly served by Dublin Bus routes within a readily accessible radius for commuting to Dublin city centre, and lacks Luas or DART stations, residents will likely rely heavily on private vehicles for connectivity.
Local Education and Healthcare: While specific school names and healthcare facilities were not detailed in the provided data, Ashbourne typically offers a range of primary and secondary schools and local GP services, indicating reasonable local amenities for daily needs.
Shopping and Leisure Options: The area's amenities are likely centred around Ashbourne town centre, which typically includes supermarkets like Tesco and Lidl, along with various cafes and restaurants, providing essential retail and leisure options within a reasonable driving distance.
Hypothesis: The property's location in Ashbourne, Co. Meath, presents a trade-off between potentially lower property prices compared to Dublin city due to its reliance on private transport, but this reliance on cars for commuting and accessing amenities may limit its appeal to a segment of the Dublin market prioritising public transport 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.