Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 9.3% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 15.0km over the last 8 months show a median of EUR 418,306 for similar 5-bed detacheds. Our fair value estimate is EUR 420,714, which is 8.5% below the asking price of EUR 460,000. There may be room to negotiate.
40 days
On market
BER C2
Energy rating
5 bed
Bedrooms
2 bath
Bathrooms
This is a preview — 3 of 20 sections are open19%
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THE QUESTION
Priced ~9% above our €421k estimate; 1 red flag, 1 warning before you bid.
Here's my honest read before you bid. The asking of €460,000 is about 9% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. There is 1 red flag here I wouldn't ignore — the full report names it and what to do. Don't let any “moving fast” pressure rush you — the numbers give you room to bid sensibly and walk away if it runs past what it's worth.
01One fails a health screen — and names the test to order — graded a red flag.
02An amenity factor your solicitor won’t check — graded a warning.
03Who holds leverage in this negotiation.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €460,000
OPEN
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LIKELY
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WALK AWAY
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 10 comps and the 3 findings on this property.
FREE PREVIEW: 1 OF 3 FINDINGS
ⓘ WATCH
40 days, no cut — anchor holding, for now
Listing-age and cut history shift who holds leverage in the negotiation.
Recommended action
Time your bid to the listing's lifecycle; we alert you the day the price moves.
1 RED FLAG AND 1 WARNING TO UNLOCK
Get the full story before you bid.
One fails a health screen — and names the test to order
An amenity factor your solicitor won’t check
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29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
10 comparable sales · Property Price Register
Enniskeen, Dublin Rd, Kingscourt7.1 km · 2026-03 · 4 bed · 173 m² · match 62
€360,000
No 4 Brackluin, Bailieborough Road, Kingscourt8.6 km · 2025-10 · 5 bed · 206 m² · match 62
€375,000
Rock Lodge, Killeeter, Mullagh12.2 km · 2026-04 · 5 bed · 225 m² · match 55
€460,000
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
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