Riverstown, Monasterboice, Co. Louth, A92 W9T3
10 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 3 Bed · 1 Bath · 90m² · Detached
Market Position
Priced Within Local Sold Range
At €325,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 14mo 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €325,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±20%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Hillview, Sillogue, Monasterboice, Louth | 2024-12-11 | 68m² | |
| Riverstown, Newtown, Monasterboice, Louth | 2025-03-24 | — |
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
Energy Efficiency Challenge: With an E2 BER rating, this property presents a notable energy efficiency challenge; upgrading to a B2 rating could cost €8,000-€12,000 but potentially increase property value by €15,000-€20,000.
Details
- Higher Running Costs: An E2 BER rating implies estimated annual energy costs of €1,800-€2,200, significantly higher than the €800-€1,200 for a B-rated property of similar size, leading to €600-€1,400 extra annual expenditure.
- Compact Configuration: At 90m² with 3 bedrooms and 1 bathroom, the property offers a compact layout for a detached home; while matching the median bedroom count for the area, the single bathroom may limit appeal compared to the typical 2-bathroom median in the 5km radius.
- Hypothesis: The substantial potential for BER improvement in this E2-rated property could position it as an attractive 'fixer-upper' investment, allowing buyers to add significant intrinsic and market value through strategic, cost-effective renovations.
Amenities
Strategic Road Access: The property benefits from excellent access to the M1 motorway (approx. 5km), providing direct routes to Dublin (approx. 45-50 minute drive) and Belfast, with regional Bus Éireann services from Drogheda (approx. 10km) including the 100X route.
Details
- Local Education & Healthcare: Educational needs are served by Monasterboice National School (approx. 2km), with secondary schools like St. Joseph's CBS in Drogheda (approx. 10km); healthcare access includes Our Lady of Lourdes Hospital in Drogheda (approx. 10km) and local pharmacies.
- Convenient Retail & Leisure: For shopping, major supermarkets like Dunnes Stores and Tesco are accessible in Drogheda (approx. 10km) along with Scotch Hall Shopping Centre; local lifestyle amenities include the Monasterboice Inn (approx. 1km) and Monasterboice GFC grounds.
- Hypothesis: The property's appeal is significantly bolstered by its rapid motorway access, positioning it as an ideal commuter hub for those working in Dublin or Belfast who seek a rural lifestyle, potentially attracting a buyer demographic willing to trade extensive local amenities for connectivity and value.
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.