Neillstown, Bohermeen, Navan, Co. Meath, C15 AE68
7 homes sold nearby. See what they went for — and what to bid on this one.
€440,000 · 4 Bed · 2 Bath · 133m² · Detached
Market Position
Priced Within Local Sold Range
At €440,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 2.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 6mo recency · Low 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 €440,000, 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 €22,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €440,000, 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.
€22,000
That's what overbidding by just 5% on a €440,000 home costs you — before interest.
A €19 check before a €440,000 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 7 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €440,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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
Statistical Confidence · Low
7
Transactions Analysed
Within 3.0km
6 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Parochial House, Bohermeen, Navan, Meath | 2024-07-31 | 334.3m² | |
| Quarry Road, Ardbraccan, Navan, Meath | 2025-09-30 | 135m² |
Transactions within a 3.0km radius and 24-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 Improvement Potential: Upgrading the E2 BER rating to a B2 could cost an estimated €10,000-€15,000 and potentially increase the property's value by €18,000-€25,000, based on typical uplift for similar upgrades.
Energy Cost Difference: An E2 BER rating means annual energy costs are estimated at €1,900-€2,500, significantly higher than the €900-€1,300 for a B-rated property of similar size.
Space Efficiency: With 133.0m² across 4 bedrooms and 2 bathrooms, the property offers a relatively efficient layout, equating to approximately 33.25m² per bedroom, which is standard for family homes in this segment.
Hypothesis: The prevalence of E2 BER ratings in the immediate data suggests a localized opportunity for significant value addition through energy efficiency upgrades, with homeowners who invest in improvements potentially capturing a premium well above the cost of works, especially if neighbouring properties lag in this area.
Amenities
Limited Direct Public Transport: Currently, there are no specific bus routes, train stations, Luas stops, or DART stations listed as directly serving Neillstown, Bohermeen, indicating a reliance on private transport.
Local Services: Within the wider Navan area, amenities include primary schools like Bohermeen National School and secondary schools such as St. Ciaran's Community School, with supermarkets like Dunnes Stores and Lidl in Navan town.
Healthcare Access: Navan General Hospital and several local pharmacies in Navan town serve the broader Co. Meath region, providing essential healthcare facilities for residents.
Hypothesis: The lack of specific public transport links for Neillstown, Bohermeen, necessitates a higher dependency on private vehicles, which may limit its appeal to certain buyer demographics and could contribute to a price ceiling compared to areas with direct commuter links to Dublin, despite Navan's overall amenity provision.
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.