White Mountain Forge, Smarmore, Collon, Co. Louth, A92 EA37
11 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 5 Bed · 3 Bath · 457m² · Detached
Market Position
Below Typical Sale Prices
At €550,000, 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.
11 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 €550,000, 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 €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, 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.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 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
Statistical Confidence · High
11
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Smarmore, Ardee, Louth, Louth | 2023-09-14 | 310m² | |
| Rathbranmore Lodge, Collon, Louth, Louth | 2025-06-11 | 215m² |
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 Improvement Opportunity: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and improving annual energy costs.
Substantial Living Space: With 457m² of living space, this property offers a generous floor area that exceeds typical market offerings, providing significant potential for various lifestyle needs and configurations.
Value Optimization Potential: Investing in energy efficiency upgrades from the current D2 BER rating to a B2 standard, costing an estimated €8,000-€12,000, is projected to enhance the property's marketability and potentially yield a value increase of €15,000-€20,000.
Hypothesis: Given the D2 BER rating and substantial 457m² size, the property's current energy costs are estimated to be between €1,800-€2,200 annually. Strategic investment in insulation and heating upgrades to achieve a B2 rating (estimated cost €8,000-€12,000) could reduce these costs to €800-€1,200 annually, making the property more attractive to a wider buyer pool and unlocking a value uplift of €15,000-€20,000 by aligning with modern energy efficiency expectations.
Amenities
Limited Public Transport Access: Information on specific bus routes, train stations, Luas stops, or DART stations serving Smarmore, Collon is not provided in the raw data, suggesting potential reliance on private transport for connectivity.
Local Retail and Services Undefined: Specific details on nearby educational facilities, healthcare access, shopping centers, restaurants, cafes, parks, gyms, childcare facilities, and family services for the Smarmore, Collon area are not present in the provided data.
Walkability Assessment: Without explicit data on walking routes and pedestrian infrastructure, it's difficult to assess the walkability of Smarmore, Collon and access to local amenities based solely on the provided metrics.
Hypothesis: The lack of specific amenity data for Smarmore, Collon, Co. Louth, coupled with its 'outside Dublin' classification, suggests that residents likely depend heavily on private vehicles for access to essential services and employment hubs. This reliance on cars could create a barrier for potential buyers prioritizing public transport options and may influence longer commute times to urban centers, potentially capping market appeal to those seeking a more rural lifestyle.
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.