23 Ross Árd, Monksland, Athlone, Co. Roscommon, N37 C8E2
21 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 3 Bed · 3 Bath · Semi-D
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Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 2.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €295,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 21 verified local sales · High confidence
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Price Distribution Analysis
21 verified closed sales within 1.5km · 18 months.
Asking price sits marginally above the median of comparable sales.
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.
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Statistical Confidence · High
21
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±8%
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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 35 Ros Ard, Monksland, Athlone, Roscommon | 2025-10-21 | — | |
| 125 Sli An Choiste, Monksland, Athlone, Roscommon | 2025-12-16 | 112m² |
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 Energy Rating: A C2 BER rating suggests moderate energy efficiency. Upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000, offering a good return on investment.
Size Efficiency: At 120m², this 3-bedroom, 3-bathroom semi-detached home offers a good space allocation, with a ratio of 40m² per bedroom, which is competitive within its type.
Value Optimization Opportunity: With a BER rating of C2, investing in energy efficiency upgrades, such as improved insulation and heating systems, could reduce annual energy costs from an estimated €1,500-€2,000 to €1,000-€1,500, enhancing long-term value.
Hypothesis: The presence of 3 bathrooms for 3 bedrooms in this 120m² semi-detached property suggests a configuration geared towards modern family needs or higher-occupancy potential, which may be driving higher sale prices compared to properties with fewer bathrooms, even if older sales in the 1km radius had fewer bathrooms.
Amenities
Transport Connectivity: While specific routes aren't listed, Athlone is served by Bus Éireann services providing regional connectivity and is located near national primary roads for car travel, although no specific bus routes or train stations are detailed in the provided data for this immediate N37C8E2 Eircode.
Local Services: Monksland, Athlone, offers a range of local amenities including pharmacies, primary schools such as Cloonakower National School and Nursery, and a Lidl supermarket, contributing to convenience for residents.
Healthcare Access: The property is in proximity to Bon Secours Hospital Athlone and Athlone Primary Care Centre, ensuring accessible healthcare facilities within a reasonable distance.
Hypothesis: The lack of specific public transport routes (Luas, DART, specific bus numbers) and train station data for N37C8E2 suggests that residents are primarily reliant on private vehicle transport, which could make properties in areas with better-defined public transport links more appealing to a broader buyer pool in the future.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.