Tribley Lodge, Bective, Kilmessan, Co. Meath, C15 Y016
27 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 4 Bed · 4 Bath · 400m² · Detached
Market Position
Priced Within Local Sold Range
At €975,000, this home is priced within the typical range of 27 recent closed sales nearby. There's room to negotiate — seller leverage is 4.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
27 closed sales nearby · 16mo 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 €975,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €48,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €975,000, 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.
€48,750
That's what overbidding by just 5% on a €975,000 home costs you — before interest.
A €15 check before a €975,000 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 27 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
27 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 sits marginally above the size-adjusted median. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 19.4% year-on-year, based on the trailing 36-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
27
Transactions Analysed
Within 5.0km
16 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 · 27 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Grangeboyne, Kilmessan, Co. Meath, Meath | 2025-03-26 | 142m² | |
| 24 Clady Meadows, Robinstown, Navan, Meath | 2025-11-21 | 134m² |
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
BER C2 Impact: A C2 BER rating suggests moderate energy efficiency; upgrading to a B2 could cost €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, while current annual energy costs are estimated at €1,500-€2,000 compared to €800-€1,200 for B-rated properties of similar size.
Spacious Configuration: With 400m² and 4 bedrooms/4 bathrooms, the property offers substantial living space, which is generally well-aligned with the demand for larger detached homes.
Value Optimization Potential: Investing in BER improvements and potentially modernizing key areas could unlock an additional €15,000-€20,000 in value, making it a sensible consideration for the €975,000 asking price.
Hypothesis: The C2 BER rating, while not poor, represents a significant opportunity for value enhancement; by strategically targeting insulation, heating, and ventilation upgrades to reach a B rating, the property could not only reduce ongoing energy costs by an estimated €700-€800 annually but also appeal to a broader buyer demographic seeking higher energy performance, potentially recouping the upgrade costs and more.
Amenities
Connectivity Gaps: The provided data for Tribley Lodge, Bective, Kilmessan, Co. Meath does not list specific bus routes, train stations, Luas, or DART services, indicating potentially limited direct public transport connectivity to Dublin city.
Local Service Scarcity: Specific details on nearby schools, hospitals, shopping centres, and family services in the immediate vicinity of C15Y016 are not provided, suggesting a reliance on private transport for most amenities.
Limited Walkability: Without specific information on walking routes and pedestrian infrastructure, it's inferred that the property's rural location likely results in lower walkability scores compared to urban or suburban areas.
Hypothesis: Given the lack of specific public transport, educational, and retail data for the immediate C15Y016 postcode, it's hypothesized that the property's location in Bective, Kilmessan is geared towards a rural lifestyle, where residents would likely rely on private car ownership for daily commutes and access to services typically found in larger towns like Trim or Navan, significantly impacting accessibility and potentially buyer appeal for those seeking urban convenience.
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.