Painestown, Kilmoon, Ashbourne, Co Meath, A84 F400
2 homes sold nearby. See what they went for — and what to bid on this one.
€1,450,000 · 7 Bed · 5 Bath · 380m² · Detached
Market Position
Limited Transaction Data
At €1,450,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 20mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 verified closed sales within 5.0km · 36 months. 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.
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.
Financial Exposure · 64% 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
€1,450,000
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 · Low
2
Transactions Analysed
Within 5.0km
20 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Old Cottage, Cushenstown, Garristown, Dublin | 2024-09-26 | 325m² | |
| The Elms, Coolfore, Ashbourne, Meath | 2023-12-12 | 221.2m² |
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 C1 Efficiency: The C1 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost an estimated €10,000-€15,000 and potentially increase the property's value by €18,000-€25,000, while reducing annual energy costs by an estimated €1,000-€1,400 compared to D-rated properties.
Generous Living Space: At 380m² with 7 bedrooms, this property offers substantial living space, which is typically a strong selling point for larger families or those seeking multi-generational living arrangements, aligning with a premium segment of the market.
Value Optimization Opportunity: While the BER is C1, further insulation upgrades and modernizing heating systems could optimize running costs and appeal to a broader buyer base, with potential for a 5-8% uplift in value upon achieving a B-rated certificate.
Hypothesis: The property's large size and 7-bedroom configuration may attract buyers seeking ample space, but its C1 BER rating could be a deterrent for energy-conscious buyers, potentially limiting the buyer pool and impacting resale value unless addressed.
Amenities
Transport Connectivity Gap: While described as 'Dublin' location, Ashbourne's connectivity to Dublin city is primarily via Dublin Bus routes 103 and 105, with no direct Luas, DART, or train stations serving Painestown directly, necessitating significant reliance on private transport or longer bus journeys for city access.
Local Services Availability: Within a reasonable drive (not specified by distance in data), Ashbourne town centre offers amenities such as Dunnes Stores, Lidl, Aldi, and a range of local schools like Gaelscoil Na Mí and Ratoath Senior School, catering to daily needs.
Limited Walkability for Essentials: The rural setting of Painestown, Kilmoon, means that immediate walkability to major amenities like supermarkets, secondary schools (e.g., Ratoath Senior School), or healthcare facilities (e.g., Ashbourne Primary Care Centre) is unlikely, requiring travel by car.
Hypothesis: The property's appeal may be significantly higher for buyers prioritizing a large, rural-lifestyle property with more space than typical suburban Dublin homes, and who are less reliant on direct public transport links to the city centre, as Ashbourne's public transport primarily serves local commuting.
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.