118 Sarsfield Square, Athlone, Athlone, Co. Westmeath, N37 DY72
14 homes sold nearby. See what they went for — and what to bid on this one.
€149,950 · 2 Bed · 2 Bath · 120m² · Terrace
Market Position
Below Typical Sale Prices
At €149,950, 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.
14 closed sales nearby · 11mo 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 €149,950, 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 €7,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €149,950, 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.
€7,498
That's what overbidding by just 5% on a €149,950 home costs you — before interest.
A €19 check before a €149,950 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 €149,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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
14
Transactions Analysed
Within 1.5km
11 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 |
|---|---|---|---|
| 17 The Moorings, Ballymahon Rd, Athlone, Westmeath | 2025-10-30 | — | |
| 44 Roslevin Lawn, Athlone, Westmeath, Westmeath | 2024-12-13 | — |
Transactions within a 1.5km 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 Value: Upgrading the E2 BER rating to a B2 could cost an estimated €10,000-€15,000 but is projected to increase the property's value by €18,000-€25,000, offering a clear return on investment.
Size Efficiency: At 120.0m², this property offers a spacious living area, which is generally well-received in the market, especially compared to smaller units.
Cost Optimization: Given the E2 BER rating, immediate energy efficiency upgrades, costing an estimated €1,800-€2,500 for essential insulation and draft-proofing, could reduce annual energy bills by approximately €600-€900 compared to its current state.
Hypothesis: The current E2 BER rating represents a significant opportunity for value enhancement; strategic investment in energy efficiency upgrades, such as adding insulation and improving heating systems, could not only reduce operational costs but also substantially boost the property's resale value, making it more attractive to a wider buyer pool.
Amenities
Transport Connectivity: While specific bus routes or train stations are not detailed for N37DY72, Athlone generally benefits from Bus Éireann services connecting to major towns and cities, facilitating regional travel.
Local Services Access: Athlone town center, a short distance away, offers a range of amenities including Golden Island Shopping Centre, numerous supermarkets like Tesco and Aldi, and a variety of cafes and restaurants.
Healthcare Facilities: Residents have access to Midland Regional Hospital Mullingar, approximately a 40-minute drive, and local GP practices and pharmacies within Athlone itself.
Hypothesis: Athlone's position as a key hub in the Midlands suggests that ongoing infrastructure improvements, particularly in public transport links and digital connectivity, could further enhance its attractiveness as a residential location, potentially driving property value appreciation in areas like Sarsfield Square.
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.