12 Greenfields, Lanesborough Road, Roscommon Town F42 W304, Roscommon Town, Co. Roscommon, F42 W304
10 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 4 Bed · 2 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €225,000, 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.
10 closed sales nearby · 10mo 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 €225,000, 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 €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €225,000, 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.
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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 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 median of comparable sales, 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 · High
10
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±19%
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 |
|---|---|---|---|
| 12 Greenfields, Lanesborough Rd, Roscommon, Roscommon | 2025-11-19 | — | |
| 10 Garran Ard, The Walk, Roscommon, Roscommon | 2024-11-29 | 122m² |
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
Energy Efficiency: The C2 BER rating signifies good energy performance, contributing to estimated annual energy costs of €1,200-€1,600, offering savings compared to typical D-rated properties of similar size which could incur €2,000-€2,500 annually.
Ideal Configuration: This 120m² 4-bedroom, 2-bathroom semi-detached property perfectly aligns with the median 4-bed, 2-bath configurations sold in the 5km radius over the past 180 days, making it highly desirable for families.
Spacious Living: The generous 120m² floor area ensures ample living space, a key advantage that maximizes the property's value proposition, offering substantial comfort compared to smaller local alternatives.
Hypothesis: Investing an estimated €3,000-€5,000 to upgrade the C2 BER to a B3 or higher could result in further annual energy savings of €300-€500 and potentially increase the property's market value by €8,000-€12,000, offering a tangible return on investment.
Amenities
Connected Regionally: The property benefits from strong transport links with Roscommon railway station, providing direct access to the Dublin-Westport line, and various Local Link bus services connecting the town to wider Co. Roscommon.
Family Education Hub: The area offers excellent educational facilities for all ages, including Roscommon CBS, Roscommon Community College, Convent of Mercy Roscommon, and Gaelscoil de hÍde, all conveniently located.
Convenient Lifestyle: Residents have immediate access to essential shopping via SuperValu, Lidl, Aldi, and Roscommon Shopping Centre (Dunnes Stores), complemented by healthcare services at Roscommon University Hospital and local pharmacies.
Hypothesis: The comprehensive range of local amenities, from well-regarded schools and diverse retail options to accessible healthcare and recreational spaces like Roscommon Castle and Arts Centre, contributes significantly to the long-term desirability and value stability of family homes in Roscommon Town.
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.