17b Glenview, Galway Road, Roscommon Town, Co. Roscommon, F42 CD60
12 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 10mo 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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 median of comparable sales. 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
12
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±16%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Glenview, Roscommon, Roscommon | 2025-03-25 | 125m² | |
| 83 Abbeyville Dr, Galway Rd, Roscommon, Roscommon | 2025-12-12 | 123.2m² |
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
Potential BER Upgrade Value: With a BER rating of 'PENDING', an upgrade from an estimated D-rating to a B2 would likely cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000, presenting a clear investment opportunity.
Size Efficiency: At 120m², this four-bedroom, three-bathroom semi-detached property offers a good balance of living space and room count, aligning well with family needs typical for a property of this size and type.
Value Optimization Opportunity: The asking price of €275,000 for a 120m² four-bedroom home is below the 1km radius median sale price of €375,000 for similar broad types, indicating significant room for value enhancement through BER improvements or cosmetic updates.
Hypothesis: The 'PENDING' BER rating presents a significant opportunity for immediate value uplift. Properties in Roscommon Town with D-rated BERs typically incur annual energy costs of €1,800-€2,200, whereas achieving a B-rated status could reduce these costs to €800-€1,200 annually, a saving of €1,000-€1,400 per year, making the BER upgrade a financially attractive proposition.
Amenities
Limited Public Transport: Based on the F42CD60 Eircode for Roscommon Town, primary public transport would likely be local bus services, with no direct mention of train stations (Roscommon Station is approximately 2km away), Luas, or DART stops within immediate walking distance.
Local Services Availability: Roscommon Town centre, accessible by a short drive, offers a range of amenities including supermarkets like Dunnes Stores and SuperValu, primary schools such as St. Paul's National School, and healthcare facilities like Roscommon University Hospital.
Walkability & Green Space: While within Roscommon Town, the immediate vicinity of Galway Road offers pedestrian access to local shops and services, and parks like Loughnan’s Hill are likely within a reasonable walking or short driving distance for recreation.
Hypothesis: The property's location outside of a major urban hub means that reliance on private transport is high; however, its position within Roscommon Town's infrastructure means that while direct public transport links like Luas or DART are absent, the proximity to essential services such as Roscommon Hospital, local schools, and retail outlets within a 2-3km radius enhances its appeal to a local market segment prioritising convenience over city-centre connectivity.
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.