1 Woodville Heath, Woodville Grange, Athlone, Co. Westmeath, N37 Y6K1
21 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 4 Bed · 2 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €445,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 1.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 closed sales nearby · 13mo 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 €445,000, 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 €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
21 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price aligns with the median of comparable sales.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
21
Transactions Analysed
Within 3.0km
13 months
Data Freshness
Most recent sale age
±12%
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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Woodville Lawn, Woodville Grange, Athlone, Westmeath | 2025-10-15 | 122.9m² | |
| Shannon, Garnafailagh, Athlone, Westmeath | 2025-11-07 | 125.4m² |
Transactions within a 3.0km radius and 18-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 Upgrade Potential: The C1 BER rating indicates moderate energy efficiency; upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a good return on investment.
Spacious Family Home: With 120m² and 4 bedrooms, this detached property offers ample living space, aligning well with the 4+ bedroom category (10km_30d_median_beds: 4.0) which is slightly larger than the broader 100km median of 3 bedrooms.
Value Optimization: Given the €445,000 asking price and a C1 BER, focusing on energy efficiency upgrades could significantly enhance market appeal and achieve closer to the €305,000 median sale price observed in the 100km radius over the last 30 days.
Hypothesis: The €445,000 asking price for a C1-rated, 120m² detached property suggests a potential disconnect with the local market, where the 10km_30d_median_sale_price is €268,000; however, if the property features superior internal finishes or is situated in a highly desirable pocket within Woodville Grange, it could justify a premium, but a detailed review of local comparable sales with specific finishings is crucial.
Amenities
Local Connectivity: Athlone town provides access to national routes and has regular Bus Éireann services, although specific route numbers and walking distances to stops are not detailed in the provided data.
Area Facilities: The property is located in Athlone, Co. Westmeath, a town that typically offers a range of amenities including schools such as Athlone Community College, retail options like Athlone Towncentre, and healthcare facilities including Midland Regional Hospital, Mullingar, which is accessible by road.
Limited Hyperlocal Detail: The provided data does not specify concrete transport routes (bus numbers, train stations), exact school names, or local shops/parks within immediate walking distance of 1 Woodville Heath, making a precise assessment of local walkability and convenience challenging.
Hypothesis: Given Athlone's position as a regional hub, the lack of specific transport and amenity data within the property listing might indicate that the immediate vicinity of Woodville Grange is primarily residential, relying on the town's central facilities and potentially requiring car transport for most daily needs, which could be a factor in its premium pricing.
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.