17 Abbeybrook Garden, Abbeybrook, Kilbeggan, Kilbeggan, Co. Westmeath, N91 VH73
1 homes sold nearby. See what they went for — and what to bid on this one.
€160,000 · 2 Bed · 1 Bath · 120m² · Apartment
Market Position
Limited Transaction Data
At €160,000, we cannot reliably position this property — only 1 comparable closed sale was found within 5.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Financial Exposure · 14% 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
€160,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
1
Transactions Analysed
Within 5.0km
31 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 38 Abbeybrook Garden, Kilbeggan, Westmeath, Westmeath | 2023-12-20 | 77m² |
Transactions within a 5.0km radius and 36-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 Impact: The C2 BER rating suggests annual energy costs are likely in the range of €1,200-€1,600, whereas upgrading to a B2 could reduce this by an estimated €400-€600 annually.
Space Efficiency: At 120m², this 2-bedroom, 1-bathroom apartment offers a generous 60m² per bedroom, which is well above average and suggests good space utilization.
Value Optimization Opportunity: While the BER is C2, investing an estimated €6,000-€10,000 to achieve a B1 rating could potentially increase the property's value by €8,000-€12,000 and significantly lower running costs.
Hypothesis: Given the C2 BER rating and the relatively high asking price for the immediate vicinity, a strategic focus on improving the BER to at least a B-rating could be a key differentiator in attracting buyers and justifying a price closer to the €176,000 estimated value, rather than the current €160,000 asking price.
Amenities
Limited Public Transport: Kilbeggan is not directly served by train stations, Luas, or DART lines; residents would likely rely on local bus services like Bus Éireann routes which are not specified in detail for this postcode.
Local Services Accessibility: While specific amenities are not detailed, Kilbeggan typically offers local shops, primary schools such as St. Joseph's National School, and basic healthcare facilities within the town.
Commuter Challenges: The lack of direct rail or rapid transit links means commuting to major employment hubs like Dublin would involve significant reliance on car travel or multiple bus transfers, impacting commute times.
Hypothesis: The relative isolation from major public transport networks like train stations and Luas lines means that property value appreciation in Kilbeggan may be more closely tied to local economic development and infrastructure improvements within Co. Westmeath, rather than the broader connectivity benefits seen in areas closer to Dublin.
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.