14 Brooklawn, Ballaghaderreen, Co. Roscommon, F45 YH42
6 homes sold nearby. See what they went for — and what to bid on this one.
€169,000 · 2 Bed · 2 Bath · 105m² · Semi-D
Market Position
Priced Within Local Sold Range
At €169,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 6.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 15mo recency · Moderate 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 €169,000, 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 €8,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €169,000, 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.
€8,450
That's what overbidding by just 5% on a €169,000 home costs you — before interest.
A €19 check before a €169,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €169,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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 size-adjusted median. 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 · Moderate
6
Transactions Analysed
Within 1.5km
15 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Brooklawn, Casteerea Rd, Ballaghaderreen, Roscommon | 2024-11-08 | 105m² | |
| 45 The Meadows, Ballaghadereen, Roscommon, Roscommon | 2024-11-15 | 118m² |
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 Opportunity: Upgrading the C2 BER rating 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 by €500-€800 compared to its current rating.
Details
- Space Efficiency: The 105m² size of this 2-bedroom semi-detached property is slightly smaller than the median of 3 bedrooms and 3 bathrooms typically seen in the 10km radius market.
- Value Optimization: Given the C2 BER, focusing on insulation, window upgrades, and potentially a heat pump installation could offer a strong return on investment, especially as the €169,000 asking price suggests a desire for premium value.
- Hypothesis: The relatively low number of sales (9) in the 5km radius over 90 days, coupled with a median of 3 bedrooms for the overall market within 10km, indicates a potential mismatch between the property's configuration and buyer demand for larger family homes in the immediate vicinity, suggesting that future value growth might be capped unless market preferences shift.
Amenities
Limited Local Transport: Ballaghaderreen is primarily served by local bus services; however, specific route numbers for direct access to major transport hubs like train stations (e.g., Castlerea Train Station, approximately 15km away) or Luas/DART lines are not detailed in the provided data.
Details
- Essential Local Services: The area offers basic amenities including local shops and pharmacies, but lacks proximity to major retail centres or diverse dining options, with the nearest significant shopping facilities likely requiring travel to larger towns.
- Healthcare Access: The nearest significant healthcare facility mentioned would be a local medical centre or GP practice, with larger hospitals such as Mayo University Hospital in Castlebar being a considerable distance away (approximately 45km).
- Hypothesis: The 'Outside Dublin' location, combined with the absence of direct public transport links to national rail or urban transit networks within a easily commutable distance, suggests that the property's appeal will be primarily to local buyers or those seeking a more rural lifestyle, limiting its potential for attracting commuters and thus impacting broader value appreciation.
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.