22 Meadow Lane, Roscommon Road, Athlone, Co. Westmeath, N37 X0P4
13 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 3 Bed · 2 Bath · Terrace
Some listing details are missing · add them to improve the analysis
Market Position
At the Upper End of Local Sales
At €270,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
13 closed sales nearby · 7mo 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 13 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
13 verified closed sales within 1.5km · 18 months.
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
Financial Exposure · 10% 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
€270,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
13
Transactions Analysed
Within 1.5km
7 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 Meadow Lane, Roscommon Road, Athlone, Westmeath | 2025-11-14 | 75.2m² | |
| 9 St. Joseph's Villas, Athlone, County Westmeath, Westmeath | 2026-01-07 | 73m² |
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 Upgrade Potential: With a C2 BER rating, upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a good return on investment.
Details
- Size Efficiency: The 120m² size for a 3-bedroom, 2-bathroom terrace property is in line with the median of 3 bedrooms and 2 bathrooms observed within a 100km radius over 180 days, indicating a well-proportioned layout.
- Value Optimization Opportunity: Given the median sale price of €256,500 for 3-bedroom properties within a 5km radius over 90 days, optimizing the property's condition and presentation could unlock a premium towards the higher end of the local market range.
- Hypothesis: The C2 BER rating, while not poor, represents a tangible opportunity for value enhancement. Investing in targeted energy efficiency upgrades could not only reduce ongoing costs but also position the property more competitively against higher-rated homes in the resale market.
Amenities
Limited Direct Transport: While Athlone has bus services, specific route numbers and distances to train stations or Luas/DART stops serving this exact Roscommon Road address are not provided, suggesting potential reliance on local bus routes.
Details
- Local Services Access: Athlone town centre offers essential amenities including the Golden Island Shopping Centre, multiple supermarkets like Dunnes Stores and Tesco, and healthcare facilities such as the Midland Regional Hospital, providing convenience.
- Connectivity to National Routes: The property's location on Roscommon Road provides reasonable access to the N6, facilitating travel east towards Dublin and west towards Galway, crucial for broader connectivity.
- Hypothesis: The lack of specific, direct public transport links (like a nearby train station or Luas/DART stop) from the Meadow Lane address to major employment hubs may limit its appeal to certain buyer demographics, particularly those prioritizing a quick commute to cities like Dublin.
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.