crainn mor, painestown, kilmoon, ashbourne, co meath, a84 t923
2 homes sold nearby. See what they went for — and what to bid on this one.
€1,750,000 · 7 Bed · 2 Bath · 850m² · Detached
Market Position
Limited Transaction Data
At €1,750,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 20mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 98% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€1,750,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
20 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Old Cottage, Cushenstown, Garristown, Dublin | 2024-09-26 | 325m² | |
| The Elms, Coolfore, Ashbourne, Meath | 2023-12-12 | 221.2m² |
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
Exceptional Efficiency: With an 'A' BER rating, this 850m² detached property offers superior energy efficiency, potentially saving an estimated €1,000-€1,400 annually compared to a D-rated property of similar size, which typically incurs €1,800-€2,200 in energy costs.
Grand Scale Living: Spanning an impressive 850m² with 7 bedrooms, this property provides expansive living spaces categorized as '2X Very Large', offering unparalleled scale and flexibility for large families or those desiring significant room.
Bathroom Disparity: Despite its 7 bedrooms and immense size, the property features only 2 bathrooms, which may present a functional limitation for a large family or guests and could warrant future investment for additional facilities to enhance market appeal.
Hypothesis: Given its extremely large size and A-rated BER, this property's true market value will be heavily influenced by bespoke buyer requirements for a 'forever home' or multi-generational living, potentially overlooking the lower bathroom count in favour of the extensive living space and energy savings.
Amenities
Commuter Connectivity: While located in Kilmoon, Ashbourne, this property benefits from direct access to Dublin city via several Bus Éireann commuter routes including the 103, 103X, 105, 109, and 109A from Ashbourne town centre, typically a short drive away.
Family Lifestyle: The Ashbourne area offers a range of family amenities, including highly-regarded educational facilities like Ashbourne Community School and St. Mary's National School, complemented by local childcare services such as Bright Beginnings Creche.
Local Conveniences: Residents have access to essential shopping at major supermarkets like Dunnes Stores, Tesco, Lidl, and Aldi in Ashbourne town, alongside various pharmacies and the Ashbourne Health Centre for healthcare needs, generally within a 10-15 minute drive.
Hypothesis: Given its rural-urban fringe location, the property's value is likely enhanced by its unique blend of countryside privacy and convenient vehicular access to Ashbourne's amenities and Dublin commuter links, appealing to buyers prioritizing space and a quieter lifestyle over immediate walkability to services.
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.