19 Sliabh Rua, Moate, Moate, Co. Westmeath, N37 Y364
20 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 3 Bed · 2 Bath · 99m² · Semi-D
Market Position
Priced Within Local Sold Range
At €270,000, this home is priced within the typical range of 20 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
20 closed sales nearby · 9mo 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 €270,000, 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 €13,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €270,000, 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.
€13,500
That's what overbidding by just 5% on a €270,000 home costs you — before interest.
A €19 check before a €270,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €270,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
20 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
20
Transactions Analysed
Within 1.5km
9 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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 21 Sliabh Rua, Moate, County Westmeath, Westmeath | 2024-12-16 | 115m² | |
| 31 Sliabh Rua, Moate, County Westmeath, Westmeath | 2025-03-13 | — |
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 C2 Cost-Benefit: Upgrading this C2 rated property to a B2 rating could cost approximately €8,000-€12,000, potentially increasing its market value by €10,000-€15,000 and offering annual energy savings of €500-€800 compared to D-rated properties.
Details
- Standard Size: The property's 99.0m² size is typical for a 3-bedroom semi-detached house in many Irish markets, aligning with the median bed count of 3.0 within a 100km radius over the last 180 days.
- Value Optimization: Given the C2 BER rating, investing in energy efficiency upgrades could unlock further value, as properties with higher BER ratings (A/B) within a 10km radius sold for a median of €228,500, with a 77.3% success rate of selling above asking.
- Hypothesis: The C2 BER rating presents a tangible opportunity for value enhancement through targeted energy efficiency improvements, which could significantly improve its competitive standing against the 100km_180d_ber_unknown_pct of 100%, potentially closing the gap between its asking price and the premium achieved by higher-rated homes.
Amenities
Local Transport: Moate is served by Bus Éireann routes, including the 20, providing connections to Athlone and Mullingar, although direct rail links or Luas/DART services are not immediately available within Moate itself.
Details
- Community Facilities: The area offers essential amenities including Moate Community School, SMGS Primary School, and a local library, contributing to family desirability and accessibility.
- Retail and Services: Moate features local shops and supermarkets, such as SuperValu, providing convenient access to daily necessities for residents.
- Hypothesis: While Moate offers a good base of local amenities and bus connectivity, the absence of direct rail or rapid transit links to major employment hubs like Dublin positions it more as a destination for those prioritizing a more rural lifestyle or seeking lower property prices, with potential for future growth if transport links are enhanced.
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.