Monroe, E91 RK81
11 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 4 Bed · 3 Bath · 212m² · Detached
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 5.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 14% 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
€395,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
11
Transactions Analysed
Within 5.0km
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 |
|---|---|---|---|
| Redcity, Fethard, County Tipperary, Tipperary | 2024-09-03 | — | |
| Cramps Castle, Fethard, Co Tipperary, Tipperary | 2024-08-27 | — |
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 Advantage: With a B2 BER rating, this property offers a distinct advantage over properties with unknown or lower ratings; upgrading a D-rated property to a B2 could cost €8,000-€12,000 and potentially increase value by €15,000-€20,000.
Details
- Spacious Design: The property's 212m² size is substantial, placing it in the '2X Very Large' category, offering ample living space which is well-suited for a 4-bedroom detached home, appealing to families seeking room to grow.
- Value Optimization: The asking price of €395,000 is significantly higher than the €323,181 estimated value, indicating a potential opportunity for negotiation or a premium expected for its specific features and condition, which are not fully detailed in the provided data.
- Hypothesis: Given the property's B2 BER rating, there is a strong potential to further enhance its market appeal and value by investing in specific energy efficiency upgrades, potentially reaching an A-rating, which could further reduce annual energy costs (estimated €1,000-€1,400 savings compared to D-rated) and command a higher sales price in future transactions.
Amenities
Transport Connectivity: While the specific location 'Monroe, E91RK81' is outside Dublin, the broader market data indicates an average of 1,908 monthly sales transactions within 100km in the last 30 days, suggesting reasonable accessibility to larger hubs via existing road networks.
Details
- Local Services: The presence of 12 properties within a 10km radius indicates a level of local development, implying access to essential services and community infrastructure, although specific amenities like schools or shops are not detailed for this immediate area.
- Commuter Potential: The data shows an average of 535 monthly sales transactions within 100km over 180 days, with a median sale price of €290,000, suggesting this property's location, while outside immediate urban sprawl, is within reach of commuting areas.
- Hypothesis: The lack of specific amenity data for Monroe, E91RK81 means its true appeal relies on its 'outside Dublin' status providing a balance of rural tranquility and connectivity; future development or infrastructure improvements in the surrounding region could significantly boost its value, particularly if public transport links are enhanced.
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.