Moorefield House, Berrillstown, Tara, Co. Meath, C15 C8N3
55 homes sold nearby. See what they went for — and what to bid on this one.
€1,500,000 · 4 Bed · 5 Bath · 355m² · Detached
Market Position
At the Upper End of Local Sales
At €1,500,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
55 closed sales nearby · 18mo 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 €1,500,000, 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 €75,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,500,000, 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.
€75,000
That's what overbidding by just 5% on a €1,500,000 home costs you — before interest.
A €19 check before a €1,500,000 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 55 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €1,500,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
55 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 7.5% year-on-year, based on the trailing 36-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 20% 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
€1,500,000
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 · High
55
Transactions Analysed
Within 5.0km
18 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 · 55 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Branstown, Tara, Meath, Meath | 2025-09-22 | 147m² | |
| 16 The Oakwood, Killeen Castle, Dunsany, Meath | 2023-08-18 | 10.6m² |
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
Energy Efficient: With a BER rating of B, this property offers good energy efficiency, with estimated annual energy costs of €1,400-€1,800, compared to €2,200-€2,800 for a comparable D-rated property.
Details
- Spacious Living: The 355.0m² size and 4 bedrooms, 5 bathrooms configuration are generous, positioning it in the '2X Very Large' size category, offering ample living space.
- Optimisation Opportunity: While BER B is good, upgrading to a B1 or A rating could further enhance value; for example, targeted insulation and heating system upgrades costing €10,000-€15,000 could potentially increase property value by €18,000-€25,000.
- Hypothesis: The combination of a B BER rating and substantial size suggests a property designed for comfort and efficiency, but the lack of comparable sales within its immediate vicinity means its true market value optimization is yet to be tested by active buyer demand.
Amenities
Limited Direct Transport: While located in Co. Meath, its 'Dublin' designation implies connectivity needs; however, specific bus routes, train stations, Luas or DART stops for Berrillstown, Tara are not provided in the data, suggesting potentially longer commutes or reliance on private transport.
Details
- Undisclosed Local Services: Details on specific schools, healthcare facilities, shopping centres, parks, or childcare services within proximity to Moorefield House are not provided in the raw data, making an assessment of lifestyle amenities impossible.
- Unspecified Walkability: The data does not include information on walkability, pedestrian access, or specific local routes, limiting insight into the immediate neighbourhood's accessibility.
- Hypothesis: The absence of detailed amenity data for Berrillstown, Tara, despite its classification as 'Dublin' for market purposes, suggests this is likely an isolated rural or semi-rural property where residents would rely heavily on private transport for access to the wider range of amenities found in established urban or suburban centres.
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.