17 Quay West, Cootehall, Co. Roscommon, F52 WC57
15 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 4 Bed · 1 Bath · 125m² · Bungalow
Market Position
Priced Within Local Sold Range
At €225,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 5.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 13mo 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.
€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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €225,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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 · High
15
Transactions Analysed
Within 5.0km
13 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Mount Eaglefort, Coothall, Boyle, Roscommon | 2023-10-03 | 166m² | |
| 13 Mounteagle Fort, Cootehall, Boyle, Roscommon | 2023-07-04 | 184m² |
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
Efficient Energy Rating: This bungalow's B3 BER rating indicates good energy efficiency, translating to estimated annual energy costs of €800-€1,200, which offers a substantial saving of €1,000-€1,400 annually compared to a typical D-rated property of similar size.
Details
- Generous Living Space: With 125m² and 4 bedrooms, this property provides ample space, surpassing the median 3 bedrooms and typical sizes of properties sold in the 5km radius, making it well-suited for families.
- Bathroom Upgrade Opportunity: The property features one bathroom, which is below the median of 2 bathrooms found in properties sold across all nearby radii (5km, 10km, 20km), presenting a clear opportunity for value enhancement through an additional bathroom installation.
- Hypothesis: Given the desirable B3 BER and spacious 125m² footprint, investing in a second bathroom could cost approximately €5,000-€10,000 but would significantly increase the property's market appeal and potentially add €10,000-€15,000 to its value, aligning it more closely with buyer expectations in the area.
Amenities
Regional Connectivity: While rural, the property has regional transport links via Bus Éireann routes, such as the 462 Boyle-Sligo service, and is approximately 10km from Boyle Train Station, providing rail access on the Dublin-Sligo line.
Details
- Local Education & Family Focus: Cootehall National School is located within 1km, catering to primary education needs, while secondary options like St. Mary's Community College in Boyle (approx. 10km) ensure comprehensive educational access for families.
- Blend of Local & Regional Services: Essential daily needs are met by Cootehall Shop & Post Office, supplemented by larger supermarkets like SuperValu and pharmacies such as McSharry's Pharmacy in Boyle (approx. 10km), with the major lifestyle draw of Lough Key Forest Park less than 5km away.
- Hypothesis: The unique combination of immediate access to the tranquil Cootehall village services and the close proximity to Lough Key Forest Park creates a niche market appeal, likely attracting buyers prioritising outdoor lifestyle and rural charm over urban conveniences, which could drive a premium for its specific recreational advantages.
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.