10 árd ríadha, geashill, co. offaly, geashill, co. offaly, r35 vk51
14 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 4 Bed · 3 Bath · 156m² · Bungalow
Market Position
At the Upper End of Local Sales
At €400,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
14 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 €400,000, 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 €20,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €400,000, 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.
€20,000
That's what overbidding by just 5% on a €400,000 home costs you — before interest.
A €19 check before a €400,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €400,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 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 above the size-adjusted median. 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
Financial Exposure · 13% 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
€400,000
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 · High
14
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Ard Riadha, Geashill, Tullamore, Offaly | 2025-12-12 | 156m² | |
| 33 Ard Ridha, Dalgan, Geashill, Offaly | 2023-08-11 | 200m² |
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
Energy Efficiency Advantage: With a C1 BER rating, this property is significantly more energy efficient than lower-rated homes, potentially saving €600-€1,000 annually in energy costs compared to a D-rated bungalow of similar size in the region, offering long-term financial benefits.
Details
- Generous Proportions: At 156m² with 4 bedrooms and 3 bathrooms, this bungalow is substantially larger and offers more facilities than the typical median property in the 20km radius, which features 3 bedrooms and 2 bathrooms, catering well to families or those desiring extensive living space.
- Optimal Configuration: This property's 4-bedroom, 3-bathroom layout perfectly matches the median size and bath count for sales within a 5km radius over the past 180 days, suggesting it meets local buyer preferences for family-sized homes.
- Hypothesis: While the C1 BER rating is good, further investment to achieve a B-rating (estimated cost €3,000-€7,000) could elevate its market appeal and potentially increase its value by €5,000-€10,000, aligning with increasing buyer demand for highly energy-efficient homes in rural settings.
Amenities
Regional Connectivity: While not served by urban DART or Luas lines, this property benefits from access to regional rail services via Tullamore Train Station (approx. 15km) and Portarlington Train Station (approx. 15km), providing connections to Dublin and major cities, supplemented by Local Link bus services for intra-county travel.
Details
- Local Essential Services: Families are well-served with Geashill National School located within the village, and primary healthcare is accessible at Geashill Medical Centre; more extensive medical facilities are available at Midland Regional Hospital Tullamore (approx. 15km).
- Village Lifestyle & Amenities: Residents can enjoy local village amenities including a shop and traditional pubs, with comprehensive retail and supermarket options readily available in Tullamore (approx. 15km); for recreation, local parks and the Grand Canal Way offer accessible green spaces.
- Hypothesis: The property's rural village setting, combined with its accessibility to larger towns and their amenities via road and rail, positions it to attract buyers seeking a blend of quiet country living and convenient access to essential services, potentially driving demand from those valuing a slower pace of life with good regional links.
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.