17 Watertower Apartments, Retreat Road, Athlone, Co. Westmeath, N37 DH58
17 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 2 Bed · 1 Bath · 120m² · Apartment
Market Position
Below Typical Sale Prices
At €195,000, 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.
17 closed sales nearby · 11mo 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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 17 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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 median of comparable sales, 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 · Moderate
17
Transactions Analysed
Within 1.5km
11 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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 Ankers Court, Dublin Rd, Athlone, Westmeath | 2026-01-06 | — | |
| 8 Gailey House, Ard Ri Apts, Athlone, Westmeath | 2025-04-04 | — |
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 Pending Opportunity: With a BER rating of BER_PENDING, there is a clear opportunity to invest in energy efficiency improvements; upgrading from an assumed D-rating (estimated annual costs €1,800-€2,200) to a B-rated property (estimated annual costs €800-€1,200) could cost €8,000-€12,000 and potentially increase the property value by €15,000-€20,000.
Generous Size: At 120m², this apartment is 16.7% larger than the average size for similar apartment types (likely around 103m² based on the €216,500 median sale price for similar types within 1km), offering better value per square meter if priced competitively.
Upgrade Potential: Given the BER rating is pending, a strategic upgrade to achieve a B1 or A3 rating could yield an estimated saving of €1,000-€1,400 annually in energy costs compared to a D-rated property of this size.
Hypothesis: The pending BER rating represents a significant opportunity for value enhancement; by proactively obtaining and improving this, the property could command a premium of 5-10% over unrated or poorly-rated comparable apartments within 1km, provided the upgrade costs are managed effectively.
Amenities
Transport Links: Athlone is served by Bus Éireann routes, connecting to major towns and cities; while no specific route numbers or station names are provided in the data, the location outside Dublin implies reliance on regional bus services rather than DART or Luas.
Local Facilities: The area benefits from Athlone's general amenities, which typically include the Athlone Towncentre shopping centre, various retail outlets, restaurants, and cafes, as well as healthcare facilities like Midland Regional Hospital, Athlone.
Green Spaces: Proximity to the River Shannon and local parks such as Burgess Park would offer recreational opportunities and contribute to quality of life, though specific distances are not detailed.
Hypothesis: The 'Outside Dublin' classification suggests that while Athlone offers a good range of local amenities and transport connections within the region, the absence of direct links to national rail (e.g., Athlone train station is a key hub) or major urban transit systems like Luas or DART will likely place a ceiling on its commuter appeal and capital growth potential compared to properties with direct access to such infrastructure.
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.