Woodview, Headfort Road, Kells, Co. Meath, A82 W6K3
4 homes sold nearby. See what they went for — and what to bid on this one.
€1,100,000 · 6 Bed · 1 Bath · 356m² · Detached
Market Position
Significantly Above Local Sales
At €1,100,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 19mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 127% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€1,100,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
19 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Gardenrath Rd, Kells, Meath, Meath | 2024-09-02 | 220m² | |
| Edgewooo, Rosmeen, Kells, Meath | 2025-11-25 | 250m² |
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 Energy Inefficiency: The E1 BER rating indicates significant potential for energy efficiency upgrades, with costs estimated between €12,000-€18,000 to reach a B2 rating, potentially increasing property value by €20,000-€28,000.
High Cost of Poor Efficiency: An E1 rating likely results in annual energy costs of €2,500-€3,500, compared to €1,000-€1,500 for a B2 rated property of similar size, leading to an annual saving of €1,500-€2,000 post-upgrade.
Spacious but Low Utility: The property offers a substantial 356.0m² size with 6 bedrooms but only 1 bathroom, suggesting an inefficient layout and a significant need for bathroom renovations to match modern expectations and improve functionality.
Hypothesis: The combination of an E1 BER rating and a highly disproportionate bedroom to bathroom ratio suggests a property that was perhaps built or renovated with a focus on space rather than contemporary living standards or energy performance, presenting a substantial renovation opportunity for a buyer willing to invest significant capital to unlock its true potential value.
Amenities
Limited Public Transport: The Kells area is not directly served by Luas or DART lines; nearest train access would be via train to Dublin, and bus services would be local routes like Bus Éireann services to Dublin rather than specific named Dublin Bus routes.
Local Conveniences Available: Kells town centre offers amenities including supermarkets like SuperValu and Lidl, and local schools such as Colaiste na Mí and St. Ciaran's Primary School.
Healthcare Access: Access to healthcare includes St. Columba's Hospital in Kells and a number of local pharmacies and GP practices within the town.
Hypothesis: The location's value proposition is likely tied more to its rural tranquility and proximity to regional hubs via car rather than direct public transport links to urban centres, suggesting that buyers seeking daily commutes to Dublin might be deterred, while those prioritizing space and a quieter lifestyle with local amenities accessible by car would find it appealing.
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.