Rathbody, Reaghstown, Ardee, Co. Louth, A92 D8N7
23 homes sold nearby. See what they went for — and what to bid on this one.
€585,000 · 5 Bed · 3 Bath · 304m² · Detached
Market Position
Below Typical Sale Prices
At €585,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
23 closed sales nearby · 18mo 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 €585,000, 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 €29,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €585,000, 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.
€29,250
That's what overbidding by just 5% on a €585,000 home costs you — before interest.
A €19 check before a €585,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
23 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 below the median of comparable sales, suggesting favourable entry conditions. 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
23
Transactions Analysed
Within 5.0km
18 months
Data Freshness
Most recent sale age
±13%
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Reaghstown, Ardee, Louth, Louth | 2024-05-10 | 277m² | |
| Edmondstown, Reaghstown, Ardee, Louth | 2024-12-09 | 239m² |
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
Energy Efficiency Advantage: The property's B3 BER rating indicates excellent energy efficiency. For a 304m² home, this could mean annual energy costs of €1,500-€2,000, saving approximately €1,000-€1,500 annually compared to a D-rated property of similar size (estimated at €2,500-€3,500 per year).
Spacious Living: With 304m² of space, 5 bedrooms, and 3 bathrooms, this property offers substantial living accommodation, significantly exceeding the typical 4-bedroom homes found in the 5km radius, catering to diverse family needs.
High Functionality: The generous 5-bedroom, 3-bathroom configuration is highly functional, providing ample private and communal spaces suitable for a large family or those seeking dedicated home office areas, enhancing its overall appeal and value proposition.
Hypothesis: The combination of a strong BER rating and extensive living space makes this property highly attractive to energy-conscious buyers and large families, positioning it as a premium, long-term asset in the market.
Amenities
Road Connectivity: Located outside Dublin, Rathbody offers excellent road connectivity via the nearby N2 national primary road, providing a direct route to Dublin (approximately 70km) and linking to the M1 motorway (approximately 10km from Ardee), crucial for commuting north and south.
Local Educational Access: Families benefit from access to several primary and secondary schools in Ardee town, including Ardee Community School and Monastery National School, situated approximately 4-6km from the property, facilitating convenient school runs.
Essential Services in Ardee: Daily needs are well-catered for in Ardee town, roughly 5km away, which provides supermarkets like SuperValu and Lidl, various local shops, pharmacies, and the Ardee Health Centre for local medical services.
Hypothesis: The property's peaceful rural setting, combined with reasonable proximity to essential services and schools in Ardee, positions it ideally for families seeking a balance between quiet country living and necessary urban amenities, likely maintaining its desirability in this niche market.
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.