105 Church Hill, Tullamore, Co. Offaly, R35 X2R4
6 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 2 Bed · 3 Bath · 82m² · Detached
Market Position
Below Typical Sale Prices
At €195,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
6 closed sales nearby · 10mo 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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
These signals interact — full analysis in report.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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
From €19 for your strategy on a €195,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
10 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 |
|---|---|---|---|
| 1 Hophill Vale, Tullamore, Offaly, Offaly | 2024-12-20 | — | |
| 30 Hophill Vale, Tullamore, Offaly, Offaly | 2025-03-24 | — |
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 Improvement Potential: The C2 BER rating suggests potential for increased value through energy efficiency upgrades; investing in improvements could see an uplift in market appeal and potential future sale price, though specific cost savings and value increases are not calculable from provided data.
Details
- Efficient Size for Configuration: At 82m² with 2 bedrooms and 3 bathrooms, the property offers a good ratio of bathrooms to bedrooms, potentially appealing to buyers prioritizing convenience over sleeping space.
- Value Optimization Opportunity: With an estimated value of €323,588 significantly higher than the asking price of €195,000, there is a substantial opportunity for value optimization through renovations and BER rating enhancements.
- Hypothesis: Given the C2 BER rating and the significant gap between estimated value and asking price, a strategic investment in a comprehensive energy efficiency upgrade to a B1 or A3 rating could cost an estimated €10,000-€15,000 and potentially increase the property's market value by €25,000-€35,000 within 12 months, making it more competitive with higher-rated local properties.
Amenities
Tullamore Connectivity: While specific bus routes for Tullamore are not listed, the town is served by national bus services, offering connectivity to larger centres.
Details
- Local Facilities Access: Tullamore offers a range of amenities including Tullamore Hospital, multiple primary and secondary schools like Scoil Mhuire and Coláiste Choilm, and shopping facilities such as the Tullamore Retail Park.
- Walkability and Services: The property's location in Tullamore would likely provide reasonable walkability to local shops, pharmacies, and services within the town centre, supporting day-to-day living.
- Hypothesis: The lack of specific transport route data for the R35X2R4 postcode suggests that this property might be in a more rural pocket of Tullamore, potentially requiring reliance on private transport or infrequent local bus services; however, proximity to the amenities of Tullamore town centre implies that a well-connected public transport infrastructure upgrade could significantly boost property value.
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.