The Cottage, Skryne, Tara, Co. Meath, Skryne, Co. Meath, C15 YX50
21 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 3 Bed · 1 Bath · 74m² · Detached
Market Position
At the Upper End of Local Sales
At €325,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
21 closed sales nearby · 17mo 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 21 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
21 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 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
21
Transactions Analysed
Within 5.0km
17 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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Avylan House, Lismullen Garlow Cross, Navan, Meath | 2025-05-20 | — | |
| Skryne, Tara, Meath, Meath | 2024-01-12 | 75m² |
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
Poor Energy Rating: With a 'G' BER rating, the lowest possible, an energy upgrade to a 'B2' rating would cost an estimated €15,000-€25,000, but could increase property value by €25,000-€40,000, and reduce annual energy bills by €1,500-€2,000 from current estimated costs of €2,500-€3,000.
Details
- Compact Detached Dwelling: The 74m² detached property, featuring 3 bedrooms and 1 bathroom, offers a compact but independent living space, appealing to buyers seeking privacy and a detached home without a large footprint.
- Investment for Value: Upgrading the BER from 'G' presents a significant opportunity for a buyer to enhance the property's comfort, reduce running costs, and substantially boost its long-term market value through strategic energy efficiency investments.
- Hypothesis: Modernizing this 'G' rated detached cottage into an energy-efficient home could unlock substantial equity, repositioning it from a high-running-cost property to a desirable, sustainable asset that commands a premium in a market increasingly valuing green credentials.
Amenities
Car-Dependent Connectivity: Located in rural Co. Meath (Skryne), the property's connectivity is highly car-dependent, with direct access to the M2/M3 motorways for a 40-50 minute drive to Dublin, lacking direct Dublin Bus, Luas, DART, or train line services.
Details
- Rural Lifestyle & Education: Family-friendly amenities include Skryne National School (approximately 1.5km away) and the historic Hill of Tara (approximately 2km away), offering local primary education and scenic green spaces, though secondary schools like Dunshaughlin Community College (7km) require a drive.
- Distant Essential Services: Essential services such as local pharmacies and GP clinics are predominantly found in nearby towns like Dunshaughlin (approximately 7km), and major retail supermarkets (e.g., in Navan or Ashbourne, both 9-10km away) necessitate car travel.
- Hypothesis: The property's primary appeal lies in its tranquil, rural Co. Meath setting, targeting buyers who prioritize a quiet detached home and a strong local community, accepting the trade-off of limited public transport and reliance on private vehicle for most amenities and 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 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.