Patrickstown, Ballinlough, Kells, Co. Meath, A82 Y240
4 homes sold nearby. See what they went for — and what to bid on this one.
€735,000 · 5 Bed · 3 Bath · 170m² · Bungalow
Market Position
Significantly Above Local Sales
At €735,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 7mo 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 4 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
4 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.
Financial Exposure · 57% 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
€735,000
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
4
Transactions Analysed
Within 5.0km
7 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballineal, Old Castle, Meath, Meath | 2025-11-18 | 141m² | |
| Ballineale, Oldcastle, Meath, Meath | 2025-10-10 | 150m² |
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
Strong Energy Efficiency: With a C3 BER rating, this property offers good energy efficiency, with estimated annual energy costs of €1,000-€1,500, providing notable savings compared to a D-rated property of similar size which might incur €1,800-€2,200 annually.
Spacious Family Living: This 170m² bungalow is classified as 'Very Large' and features 5 bedrooms and 3 bathrooms, significantly exceeding the median 4 bedrooms and 2 bathrooms found in properties sold within a 5km radius, making it ideal for larger families.
Desirable Bungalow Type: As a detached bungalow, the property offers sought-after single-story living and enhanced privacy, attributes that often command a premium for their accessibility and larger plot potential in a rural setting.
Hypothesis: While already a C3 BER, a targeted investment of €5,000-€8,000 in specific energy upgrades could elevate this large bungalow to a B-rating, further enhancing its market appeal and potentially adding an estimated €10,000-€15,000 to its value by attracting more discerning, eco-conscious buyers.
Amenities
Strategic Commuter Access: Positioned near Kells, the property benefits from excellent road connectivity via the M3 motorway, providing direct routes to Dublin within approximately 60-70 minutes, complemented by local Bus Éireann services from Kells town, including Route 109.
Comprehensive Local Facilities: Within Kells town (approximately 10km), residents have access to essential amenities including primary and secondary schools like Eureka Secondary School, major supermarkets such as SuperValu and Aldi, and various local shops.
Rural Lifestyle & Green Spaces: The immediate rural setting offers opportunities for tranquil countryside walks and a peaceful lifestyle, while access to Kells town provides additional leisure amenities including local parks and dining options.
Hypothesis: The property's blend of rural tranquility and improving commuter links to Dublin positions it as an attractive option for families and remote workers seeking greater space and value, suggesting a growing desirability for larger homes in accessible countryside locations surrounding Kells.
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.