1 Breatnach Court, Ferbane, Co. Offaly, R42 VR94
6 homes sold nearby. See what they went for — and what to bid on this one.
€249,000 · 3 Bed · 2 Bath · 98m² · Semi-D
Market Position
Priced Above Local Sales
At €249,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
6 closed sales nearby · 13mo recency · Moderate 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 €249,000, 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 €12,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €249,000, 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.
€12,450
That's what overbidding by just 5% on a €249,000 home costs you — before interest.
A €19 check before a €249,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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 · Moderate
6
Transactions Analysed
Within 3.0km
13 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Delvin Park, Ferbane, Offaly, Offaly | 2025-11-03 | 98m² | |
| 28 Devlin Park, Ferbane, Offaly, Offaly | 2025-07-01 | 114m² |
Transactions within a 3.0km radius and 24-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 Rating Impact: The 'SI_666' BER rating is not standard and implies a very low energy efficiency, potentially leading to annual energy costs of €2,500-€3,000, compared to €1,000-€1,500 for a C-rated property of similar size.
Size Efficiency: With 98.0m², this 3-bedroom, 2-bathroom semi-detached property offers adequate space, aligning with typical family needs for properties in this type category.
Potential Value Optimization: Upgrading a sub-standard BER like 'SI_666' to a B2 rating could cost an estimated €10,000-€15,000 but could increase the property's value by €20,000-€25,000, representing a strong return on investment.
Hypothesis: The unusual 'SI_666' BER rating indicates a significant potential for value uplift through basic energy efficiency upgrades, suggesting that a buyer prioritizing home improvements could achieve disproportionately higher returns than in areas with generally better-rated housing stock.
Amenities
Transport Connectivity: Ferbane is served by Bus Éireann route 351, providing limited direct connectivity to larger towns like Athlone, with no immediate train stations or Luas/DART stops serving the immediate area.
Educational Facilities: The area includes Ferbane National School and Gallen Community School, providing local primary and secondary education options for families.
Healthcare Access: Local healthcare is primarily through GPs and the pharmacy in Ferbane village, with the nearest major hospital, Midlands Regional Hospital, Tullamore, being approximately 30km away.
Hypothesis: The reliance on a single bus route and distance to major healthcare facilities suggests that Ferbane's amenity profile is geared towards a more localized, less commuter-centric lifestyle, where access to essential services is prioritized over extensive transport links, potentially appealing to a specific buyer demographic.
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.