19 Lois Na Coille, Ballykilmurray, Coleraine, Co. Offaly, R35 H340
136 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 3 Bed · 3 Bath · Terrace
Some listing details are missing · add them to improve the analysis
Market Position
Priced Above Local Sales
At €275,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
136 closed sales nearby · 21mo 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
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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.
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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.
These signals interact — full analysis in report.
€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 136 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
136 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 9.8% year-on-year, based on the trailing 36-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 12% 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
€275,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
136
Transactions Analysed
Within 5.0km
21 months
Data Freshness
Most recent sale age
±20%
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 · 136 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Lios Na Coille, Ballykilmurray, Tullamore, Offaly | 2024-02-26 | 130.3m² | |
| 12 Norbury Woods Ave, Norbury Woods, Tullamore, Offaly | 2024-09-20 | — |
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 Advantage: The B3 BER rating indicates good energy efficiency, likely resulting in annual energy costs of approximately €1,300-€1,700, compared to €2,000-€2,500 for a D-rated property of similar size.
Space Efficiency: With 120.0m² across 3 bedrooms and 3 bathrooms, the property offers a good balance of living space and private facilities for its size.
Value Optimization: A B3 rating is already strong, but achieving an A-rating through targeted insulation and heating upgrades, potentially costing €7,000-€10,000, could further enhance long-term value and reduce annual energy costs by an estimated €400-€600.
Hypothesis: The presence of 3 bathrooms for 3 bedrooms in a terrace property of this size (120m²) suggests a design prioritizing convenience and potentially appealing to families or shared living arrangements, which could command a slight premium over properties with fewer bathrooms in this price bracket.
Amenities
Transport Connectivity: While specific local routes are not detailed in the provided data for Ballykilmurray, Coleraine typically has access to Bus Éireann services connecting to larger towns; further research into specific routes like 350 (to Galway) or 53 (to Athlone) would be beneficial.
Local Facilities: Proximity to Coleraine town centre would offer access to supermarkets like Tesco and Dunnes Stores, as well as amenities such as the Dunnes Stores Shopping Centre.
Healthcare Access: Depending on the exact location within Ballykilmurray, access to services at Portiuncula University Hospital in Ballinasloe (approx. 30-40km drive) would be the closest major hospital, with local GP clinics and pharmacies likely available in nearby larger villages.
Hypothesis: The location 'outside Dublin' suggests a potentially quieter, more rural lifestyle, which, while potentially offering lower property prices, may necessitate longer travel times for essential services and employment compared to properties closer to urban centres, impacting daily convenience and potentially resale appeal to certain buyer demographics.
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.