137 Ardleigh Vale, Mullingar, Co. Westmeath, N91 F6V9
16 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 3 Bed · 2 Bath · 98m² · Semi-D
Market Position
Priced Above Local Sales
At €290,000, 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.
16 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 €290,000, 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 €14,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €290,000, 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.
€14,500
That's what overbidding by just 5% on a €290,000 home costs you — before interest.
A €19 check before a €290,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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
16
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±12%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 122 Ardleigh Vale, Mullingar, Westmeath, Westmeath | 2025-10-06 | 95m² | |
| 72 Ardleigh Park, Mullingar, Westmeath, Westmeath | 2026-01-23 | 99m² |
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 Rating Investment: With a C2 BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs from approximately €1,500-€1,900 (for C2) to €800-€1,200 (for B2).
Size Efficiency: At 98.0m², this 3-bedroom, 2-bathroom semi-detached property offers a balanced living space for families, comparable to the median sale price of €315,000 for similar types within 1km over 180 days, suggesting good space utilization for its type.
Value Optimization Potential: Given the C2 BER rating, targeted energy efficiency upgrades costing €8,000-€12,000 can unlock a potential value increase of €15,000-€20,000, making it a sound investment beyond immediate living benefits.
Hypothesis: The C2 BER rating, while acceptable, represents a missed opportunity for value enhancement; a strategic upgrade to a B2 rating could yield a return on investment of over 100% within 2-3 years based on projected energy savings and increased market appeal, particularly as energy-conscious buyers become more prevalent.
Amenities
Transport Connectivity: Mullingar is served by Irish Rail with a train station providing direct links to Dublin Connolly, and Bus Éireann operates multiple routes including the 22, 23, and 24 connecting to various Dublin destinations and surrounding towns.
Educational Facilities: The area is well-resourced with educational institutions including Coláiste Mhuire, Loreto College, and St. Finian's College for secondary education, and Mullingar Institute of Further Education for third-level and vocational training.
Healthcare Access: Residents have access to Mullingar General Hospital for acute medical care, alongside numerous local GP practices, dental clinics, and pharmacies such as the Healthwise Pharmacy.
Hypothesis: The existing transport infrastructure, while functional for commuter access to Dublin, presents an opportunity for further development of local employment hubs and enhanced public transport frequency, which could significantly boost property values by reducing reliance on external commuting and fostering a more self-contained community.
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.