Neillstown, Bohermeen, Bohermeen, Co. Meath, C15 FV07
21 homes sold nearby. See what they went for — and what to bid on this one.
€420,000 · 4 Bed · 1 Bath · 10251m² · Detached
Market Position
Priced Within Local Sold Range
At €420,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 closed sales nearby · 17mo 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 €420,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €21,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €420,000, 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.
€21,000
That's what overbidding by just 5% on a €420,000 home costs you — before interest.
A €19 check before a €420,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
21 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 median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 20% 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 · 12% 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
€420,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
21
Transactions Analysed
Within 5.0km
17 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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Roslin House, Ongenstown, Bohermeen, Meath | 2024-02-02 | 260m² | |
| Ongenstown, Bothermeen, Navan, Meath | 2024-09-03 | 297m² |
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 Rating Impact: With a G BER rating, upgrading to a B2 rating could cost an estimated €15,000-€20,000 but is projected to increase property value by €25,000-€35,000, representing a significant return on investment.
Current Energy Costs: The G BER rating suggests annual energy costs could range from €2,800-€3,800, a stark contrast to an estimated €900-€1,300 for properties with a B2 rating of similar size.
Generous Land Size: The property sits on an impressive 10,251m² (approx. 2.5 acres), offering substantial outdoor space which can be a significant value driver, especially in areas where larger plots are scarce, differentiating it from typical 1km radius sales.
Hypothesis: The significant discrepancy between the property's substantial land size (10,251m²) and the relatively low number of bedrooms (4) and bathrooms (1) suggests a potential for subdivision, extension, or development that could dramatically increase the property's value beyond its current configuration, especially if a portion of the land can be sold separately or redeveloped.
Amenities
Connectivity Gaps: The property's location in Bohermeen, Co. Meath, lacks direct access to specific Dublin Bus routes, Luas, or DART stations within immediate proximity, requiring significant travel to reach major public transport hubs.
Local Services Limited: While specific local shops, schools, or restaurants are not detailed in the provided data for Neillstown, Bohermeen, typical rural locations can have limited walkability and require car dependency for essential services and education.
Healthcare Access: Access to major healthcare facilities like hospitals or specialized clinics would likely require travel to larger towns or Dublin, impacting convenience for residents.
Hypothesis: The property's rural location in Bohermeen, despite its large land size, faces a significant amenity deficit compared to properties within the 1km or 3km radius of larger towns, suggesting that its market appeal will be primarily to those seeking rural tranquility and land, rather than convenience and access to extensive local amenities.
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.