Warrenstown, Kilcock, Ballynare, Co. Meath, W23 KX90
26 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 4 Bed · 3 Bath · 294m² · Detached
Market Position
Below Typical Sale Prices
At €975,000, 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.
26 closed sales nearby · 20mo 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.
Instant access · No subscription · Refund if not useful
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 €19 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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
26 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 20% 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
26
Transactions Analysed
Within 5.0km
20 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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Woodcockstown, Drumree, Meath, Meath | 2024-12-09 | 207m² | |
| Mulhussey, Kilcock, Meath, Meath | 2025-09-10 | 88m² |
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
Exceptional Energy Efficiency: With an A2 BER rating, this property's annual energy costs are estimated at a low €800-€1,200, representing significant annual savings of €1,000-€1,400 compared to a typical D-rated property of similar size (which averages €1,800-€2,200).
Spacious Living: Spanning 294.0m² with 4 bedrooms and 3 bathrooms, this "2X Very Large" detached home offers extensive living space, appealing to families seeking substantial room and comfort.
Premium Property Type: The detached property type offers enhanced privacy and space compared to other residential types, contributing to its desirability and long-term value in the market.
Hypothesis: The combination of an outstanding A2 BER and expansive 294m² footprint positions this property as a highly attractive long-term investment, potentially commanding a premium even in a thin market due to its inherent efficiency and generous scale.
Amenities
Commuter Connectivity: The property benefits from excellent transport links via Kilcock Train Station, offering regular services to Dublin Connolly, and easy access to the M4 motorway, enhancing commuting convenience.
Local Lifestyle & Education: Essential amenities like SuperValu Kilcock and Lidl Kilcock are nearby for shopping, alongside well-regarded local schools such as Scoil Dara Secondary School and Scoil Uí Riada National School.
Recreational Access: Residents can enjoy the scenic Royal Canal Greenway for walking and cycling, with various local sports clubs and community facilities contributing to a high quality of life.
Hypothesis: The strategic blend of a peaceful Kilcock setting with strong commuter links and established local amenities makes this property particularly appealing to families seeking a balance between spacious living and convenient access to Dublin's employment centers.
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.