Rose Lodge, Kentstown, Navan, Co. Meath, C15 W890
6 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 5 Bed · 4 Bath · 265m² · Detached
Market Position
Below Typical Sale Prices
At €695,000, 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.
6 closed sales nearby · 12mo recency · Moderate 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 €695,000, 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 €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 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 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 · Moderate
6
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 |
|---|---|---|---|
| 36 Laganara View, Kentstown, Navan, Meath | 2025-09-15 | 250m² | |
| Kentstown, Lagannar Road, Meath | 2025-08-20 | 210m² |
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
BER B3 Advantage: With a B3 BER rating, the property offers a good level of energy efficiency, likely resulting in annual energy costs of approximately €1,500-€2,000, compared to €2,200-€2,800 for a D-rated property of similar size.
Spacious Living: At 265.0m², this property offers substantial living space, which is likely above the average size for many properties in more established suburban areas closer to Dublin, providing a key value proposition.
Upgrade Potential: While B3 is good, a targeted investment of €6,000-€10,000 in further insulation and renewable energy could potentially upgrade the BER to a B2 or B1, possibly increasing property value by €10,000-€15,000.
Hypothesis: The substantial size of Rose Lodge, combined with its B3 BER rating, suggests it was built or renovated with modern living standards in mind; however, its location in Kentstown, a peripheral commuter area, might mean it's disproportionately large for its immediate amenity set, impacting its value perception compared to a similar-sized home closer to Dublin city.
Amenities
Limited Public Transport: The property is located in Kentstown, Co. Meath, which lacks direct Luas, DART, or train stations. Residents would rely on bus services like Bus Éireann routes which may require significant travel time to reach Dublin city.
Commuter Reliance: Access to Dublin city would likely involve significant reliance on private transport or multiple bus connections, with no direct public transport lines mentioned for this specific address like Dublin Bus routes 25, 66, or 67.
Local Service Dependency: While there are likely local shops and primary schools in Navan (nearby town), the immediate area of Kentstown may offer fewer amenities, with residents likely travelling to Navan for larger supermarkets like Dunnes Stores or for secondary schools like St. Patrick's Classical School.
Hypothesis: The classification of this Co. Meath property as 'Location: Dublin' is a significant misnomer, as its actual connectivity and amenity profile are distinctly rural/commuter-town oriented, suggesting that buyers seeking true Dublin city proximity and amenities will find this location challenging despite its size and BER rating.
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.