20 Church View, Walsh Island, Ballynakill, Co. Offaly, R35 EA48
4 homes sold nearby. See what they went for — and what to bid on this one.
€179,000 · 3 Bed · 1 Bath · 80m² · Semi-D
Market Position
Priced Within Local Sold Range
At €179,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 14mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
14 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Church View, Walsh Island, Offaly, Offaly | 2023-06-02 | 80.1m² | |
| 15 Island Lodge, Walsh Island, Offaly, Offaly | 2025-01-22 | 97m² |
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 Improvement Opportunity: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000 but is projected to increase the property's value by €15,000-€20,000, representing a positive return on investment.
Details
- Size Efficiency: At 80m², this semi-detached property offers a reasonable size, aligning with the median of 3 bedrooms and 1 bathroom common in the broader market, suggesting a practical layout for its size.
- Value Optimization: Given the D1 BER rating, investing in energy efficiency upgrades like improved insulation and heating systems could reduce estimated annual energy costs of €1,800-€2,200 by €1,000-€1,400 annually, making it more competitive.
- Hypothesis: The current D1 BER rating, while common in the wider market, presents a clear opportunity for value enhancement. Properties with higher BER ratings (B or C) within a 10km radius sold for an average of €20,000-€30,000 more over the past 180 days, indicating a significant market preference for energy efficiency.
Amenities
Limited Direct Connectivity: The property's location in Walsh Island, Ballynakill, Co. Offaly, offers limited direct access to major public transport networks such as Dublin Bus routes, Luas, or DART stations, requiring significant reliance on private transport.
Details
- Local Services Access: While specific local shops and schools are not detailed, the rural nature suggests potential longer travel times to larger retail centres like Tullamore or Portlaoise and secondary educational facilities.
- Walkability Assessment: Given the rural setting of Walsh Island, walkability is likely limited to immediate neighbours and local landmarks, with essential services and amenities probably requiring car travel.
- Hypothesis: The lack of direct public transport links and limited immediate amenities suggests that the primary buyer demographic for this property will be those seeking a rural lifestyle and who already own a private vehicle, thereby potentially limiting the pool of buyers compared to properties with stronger 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 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.