16 Carnagh House, Ardrí, Brideswell, Athlone, Co. Westmeath, N37 X589
35 homes sold nearby. See what they went for — and what to bid on this one.
€230,000 · 2 Bed · 2 Bath · 120m² · Apartment
Market Position
Below Typical Sale Prices
At €230,000, 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.
35 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 €230,000, 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 €11,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €230,000, 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.
€11,500
That's what overbidding by just 5% on a €230,000 home costs you — before interest.
A €19 check before a €230,000 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 35 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €230,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
35 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, 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
35
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±17%
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 · 35 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Carnagh House, Ard Ri, Athlone, Westmeath | 2024-10-10 | — | |
| 16 Carnagh House, Ardri, Dublin Rd, Westmeath | 2026-01-08 | — |
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
Superior Energy Efficiency: Boasting a B BER rating (energy rating numeric 16), this apartment's estimated annual energy costs are €800-€1,200, representing substantial savings of €1,000-€1,400 annually compared to typical D-rated properties of similar size which cost €1,800-€2,200.
Details
- Exceptional Space and Size: At 120m², this 2-bedroom apartment is classified as 'Large', offering generous living space that significantly exceeds typical modern apartment sizes and even compares favourably in square footage to the local median of 3-4 bedroom properties, enhancing its value proposition.
- Well-Appointed Configuration: The property's 2-bedroom, 2-bathroom layout is highly functional and desirable, providing ample and practical amenities that cater to comfort and convenience, making it suitable for modern living without unnecessary excess.
- Hypothesis: The combination of a top-tier BER rating and an unusually large floor area for a 2-bedroom apartment will increasingly become a decisive factor for buyers, likely commanding a premium and faster sale due to the long-term energy savings and superior space utility, especially as sustainability and living comfort gain prominence in purchasing decisions.
Amenities
Regional Transport Access: While not on major urban rail networks, the property benefits from Bus Éireann services connecting Brideswell to Athlone, a key regional hub, where Athlone Train Station (approximately 15km away) provides vital intercity rail links to Dublin and Galway.
Details
- Comprehensive Local Facilities: Residents have access to essential local education at Scoil Naomh Ciarán (Brideswell National School), with numerous secondary schools and Athlone Technological University available in Athlone (approx. 15km), alongside local GP services and pharmacies in Athlone, and regional hospital access at Portiuncula University Hospital (approx. 20km).
- Lifestyle & Retail Convenience: The area offers local shopping via Brideswell Stores, complemented by a wide selection of supermarkets (Tesco, Dunnes Stores, Aldi, Lidl) and major shopping centres (Golden Island, Athlone Towncentre) in Athlone, alongside various local pubs, restaurants, and outdoor recreational opportunities around Lough Ree.
- Hypothesis: The blend of quiet village living in Brideswell with excellent access to the educational institutions, comprehensive healthcare, and retail offerings of Athlone positions this property as particularly appealing to families and professionals seeking a balanced lifestyle, potentially driving demand from those relocating for work or quality of life in the midlands.
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.