22 Arden Vale, Tullamore, Co. Offaly, R35 FK63
8 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 3 Bed · 3 Bath · 145m² · Bungalow
Market Position
Below Typical Sale Prices
At €350,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
8 closed sales nearby · 5mo recency · Moderate 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €15 check before a €350,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
8
Transactions Analysed
Within 1.5km
5 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 27 Arden Vale, Tullamore, Offaly, Offaly | 2025-06-25 | 103m² | |
| 7 Arden View, Tullamore, Offaly, Offaly | 2025-11-28 | — |
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 Rating Upgrade Opportunity: Upgrading this D1 BER rating to a B2 could cost an estimated €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000, representing a positive return on investment.
Size Efficiency: With 145.0m² across 3 bedrooms and 3 bathrooms, the property offers a reasonable 48.33m² per bedroom, which is generally considered efficient for family living.
Value Optimization Potential: Given the D1 BER rating, focusing on insulation upgrades and energy-efficient heating systems could enhance desirability and reduce long-term running costs, appealing to a broader buyer pool.
Hypothesis: The prevalence of D1 BER ratings in the local market, as indicated by this property, suggests that a significant number of homes require energy efficiency upgrades, creating an opportunity for early adopters of modern insulation and heating technologies to achieve a substantial competitive advantage and potential premium over similar un-upgraded properties.
Amenities
Transport Connectivity: While specific routes are not detailed in the provided data, Tullamore, Co. Offaly, is served by national bus services connecting to larger urban centres, and Tullamore train station offers rail links.
Local Facilities: Tullamore town offers a range of amenities including general shopping facilities, healthcare services, and educational institutions like Tullamore College and Sacred Heart School.
Lifestyle and Recreation: Residents can access local parks such as the Charleville Castle grounds and the Grand Canal walkway for outdoor activities, alongside various restaurants and cafes within Tullamore town.
Hypothesis: The consistent presence of a train station within a town like Tullamore, coupled with a standard offering of schools and retail, suggests that properties in such locations often attract a blend of local buyers and those seeking a balance between town amenities and a more rural-feeling lifestyle, with transport connectivity to larger employment hubs being a key driver of value.
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.