Oakleigh, Flemington, Balrath, Navan, Co. Meath, C15 FE08
6 homes sold nearby. See what they went for — and what to bid on this one.
€490,000 · 3 Bed · 1 Bath · 80m² · Detached
Market Position
Priced Within Local Sold Range
At €490,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 0/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 13mo 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 €490,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €490,000, 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.
€24,500
That's what overbidding by just 5% on a €490,000 home costs you — before interest.
A €19 check before a €490,000 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 6 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price sits marginally above the median of comparable sales.
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
6
Transactions Analysed
Within 3.0km
13 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Somerville Lodge, Kentstown, Navan, Meath | 2025-12-08 | 267m² | |
| Briar Cottage, School Road, Kenstown, Meath | 2024-12-12 | 62m² |
Transactions within a 3.0km radius and 18-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 an F BER rating, significant upgrades are needed; estimated costs to reach a B2 rating could range from €8,000 to €12,000, potentially increasing property value by €15,000 to €20,000.
Energy Cost Differential: The current F BER rating likely results in annual energy costs of €2,200-€2,800, compared to €1,000-€1,400 for a B-rated property of similar size.
Size Efficiency: At 80m², this 3-bedroom, 1-bathroom detached house is on the smaller side for its type, potentially impacting perceived value and comfort for larger families.
Hypothesis: The F BER rating, coupled with a single bathroom in a 3-bedroom house, suggests a property configuration that is likely 10-15 years out of date, making it less attractive to modern buyers who prioritize energy efficiency and dual bathroom setups, thus creating a significant value gap compared to updated local comparables.
Amenities
Transport Connectivity: While the location is listed as Dublin, Balrath, Navan, Co. Meath suggests it is outside the immediate Dublin city transport network, likely served by Bus Éireann routes to Navan and potentially limited commuter links to Dublin.
Local Amenities: Specific local amenities like schools (e.g., St. Michael's National School, Beaufort College Navan), healthcare (e.g., Our Lady's Hospital Navan), and shopping (e.g., Navan Town Centre) are present but require travel.
Commuter Potential: The property's location in Co. Meath (C15FE08) implies a significant commute to central Dublin, likely exceeding 45 minutes by car or public transport, impacting its appeal for daily city commuters.
Hypothesis: The 'Dublin' classification for a Co. Meath address suggests a potential disconnect between marketing terminology and actual commuter convenience; properties in this location are likely priced considering proximity to Navan rather than central Dublin, and buyers should verify specific transport links like Bus Éireann routes 105 or 109 for their commute.
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.