2 Crofton Court, Athlone Road, Moate, Co. Westmeath, N37 T3H3
33 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 3 Bed · 2 Bath · Terrace
Some listing details are missing · add them to improve the analysis
Market Position
Priced Above Local Sales
At €285,000, 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.
33 closed sales nearby · 12mo 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 €285,000, 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 €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 33 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €285,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
33 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
33
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±18%
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 · 33 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Crofton Court, Athlone Road, Moate, Westmeath | 2025-09-25 | — | |
| 1 Crofton Court, Moate, Co Westmeath, Westmeath | 2025-06-25 | — |
Transactions within a 3.0km radius and 24-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 Rating Value: With a B3 BER rating, this property is well-positioned. While specific upgrade cost data isn't available for B3 to higher ratings, similar properties with a D rating (estimated €1,800-€2,200 annual energy costs) would require an investment of €8,000-€12,000 to achieve a B2, potentially increasing value by €15,000-€20,000.
Details
- Space Efficiency: The 120m² size for a 3-bed, 2-bath terrace is standard for the Irish market, offering good space utilization without being excessively large or small for its configuration.
- Value Optimization Potential: While the BER is good, further minor energy efficiency improvements or cosmetic updates could further optimize its value, especially if neighboring properties are being upgraded to A-rated standards.
- Hypothesis: The B3 BER rating offers a good balance of energy efficiency and cost savings. However, focusing on enhancing the insulation and heating system for a potential upgrade to a B2 or A3 rating could unlock an additional €10,000-€15,000 in market value due to increasing buyer demand for even higher energy performance.
Amenities
Transport Connectivity: Moate benefits from regional connectivity via the M6 motorway, offering access to Athlone (approx. 15km) and Dublin (approx. 130km). While specific local bus routes are not detailed, public transport links typically serve towns of this size connecting to larger hubs like Athlone.
Details
- Local Lifestyle Amenities: Moate offers essential amenities including schools like Moate Community School, shops, and local eateries. For more extensive retail and healthcare, residents would typically travel to nearby Athlone.
- Walkability & Services: The town centre of Moate is walkable, providing access to local shops, pharmacies, and community facilities. Green spaces like Moate Golf Club and local parks offer recreational opportunities.
- Hypothesis: The location's value will be significantly influenced by future public transport enhancements, particularly increased frequency or direct services to Athlone's train station, which could transform it into a more attractive commuter town and drive up local property values by 5-10%.
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.