12 Glenatore, Coosan, Athlone, Co. Westmeath, N37 A782
10 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 2 Bed · 2 Bath · Duplex
Some listing details are missing · add them to improve the analysis
Market Position
Priced Above Local Sales
At €280,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
10 closed sales nearby · 9mo 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 €280,000, 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 €14,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €280,000, 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.
€14,000
That's what overbidding by just 5% on a €280,000 home costs you — before interest.
A €19 check before a €280,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median of comparable sales. 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 · 30% 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
€280,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
9 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 35 Jolly Mariner, Athlone, Westmeath, Westmeath | 2025-03-12 | — | |
| 78 Jolly Marnier, Brick Island, Coosan, Westmeath | 2025-10-23 | 78m² |
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
Energy Efficiency: With a B2 BER rating, this duplex is well-positioned for energy efficiency, likely incurring annual energy costs in the region of €1,200-€1,800, saving approximately €600-€1,400 annually compared to D-rated properties.
Size and Value: At 120.0m², the property offers a good living space, with a 1km median price per square meter of €2,910, placing its estimated value per sqm at a competitive point.
Optimisation Potential: While B2 is a good rating, achieving an A-rating through further insulation and heating upgrades (estimated €8,000-€12,000) could yield an increase in property value of €15,000-€20,000, enhancing long-term returns.
Hypothesis: The B2 BER rating, combined with a size of 120m², suggests a property type that aligns with modern buyer preferences for energy efficiency and space, and a strategic investment in further upgrades to an A-rating could unlock a significant value premium in this specific local market.
Amenities
Transport Links: While specific bus routes and train stations serving N37A782 in Coosan, Athlone are not provided in the data, properties in such locations typically rely on local bus services like Bus Éireann routes connecting to Athlone town centre.
Local Facilities: Athlone town, a short drive from Coosan, offers extensive amenities including Golden Island Shopping Centre, numerous supermarkets like Tesco and Dunnes Stores, and healthcare at Midland Regional Hospital, Mullingar (approx. 40km away) and local clinics.
Green Spaces: The Coosan area is known for its proximity to Lough Ree, offering recreational opportunities such as walking paths and water sports, along with local parks and playgrounds contributing to a good quality of life.
Hypothesis: The value and appeal of properties in the Coosan area, including 12 Glenatore, are likely to be significantly influenced by ongoing infrastructure development plans for Athlone town and improved connectivity to major transport hubs, which could further enhance its attractiveness to both local buyers and commuters.
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.