11 old glenview, castlepollard, co. westmeath, n91 y079
14 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 3 Bed · 3 Bath · 166m² · Semi-D
Market Position
At the Upper End of Local Sales
At €295,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
14 closed sales nearby · 12mo 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 €295,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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
Financial Exposure · 34% 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
€295,000
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 3.0km
12 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 |
|---|---|---|---|
| 11 Old Glenview, Castlepollard, Glenview, Westmeath | 2025-11-21 | 166m² | |
| 2 Old Glenview, Castlepollard, Co Westmeath, Westmeath | 2025-05-13 | 102m² |
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
Spacious Living Premium: At 166m², this 'Very Large' semi-detached property offers significantly more space and an additional bathroom (3 total) compared to the median 3-bed, 2-bath properties typically sold within a 5km radius.
Details
- BER Uncertainty and Opportunity: The BER rating is currently unknown (SI_666), and 100% of properties sold in the 5km radius over the past 180 days also have unknown BERs; improving a hypothetical D-rated BER to B2 could cost €8,000-€12,000 but potentially increase property value by €15,000-€20,000, while saving €1,000-€1,400 annually in energy costs compared to D-rated homes.
- Optimal Bedroom Configuration: The property's 3-bedroom layout aligns perfectly with the median bedroom count for properties sold in the 5km radius, making it a well-matched and highly desirable family home for the local market.
- Hypothesis: Given the property's above-average size and bathroom count for the area, a professional BER assessment and subsequent upgrade, if required, could unlock significant hidden value and market appeal, positioning it as a premium offering in a local market largely lacking energy efficiency transparency.
Amenities
Regional Transport Access: While Castlepollard lacks train or Luas services, Bus Éireann Route 111 provides essential inter-county connectivity to Dublin (via Athboy), complemented by Local Link Longford Westmeath Roscommon services for regional travel.
Details
- Local Educational Facilities: The property benefits from proximity to key educational institutions such as Castlepollard National School for primary education and Castlepollard Community College for secondary education, with local childcare options also available within the town.
- Essential Local Services: Residents have access to SuperValu Castlepollard for grocery needs, along with the Castlepollard Primary Care Centre and local pharmacies for healthcare, providing daily conveniences within the town, while Mullingar offers broader retail and hospital services within a reasonable drive.
- Hypothesis: The property's appeal is bolstered by Castlepollard's self-sufficient local amenities, which when combined with improving regional transport links, positions it well for buyers seeking a strong community feel and quality of life away from larger urban centers, which could drive sustained demand.
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.