25 Harbour View, Tarmon Harbour, Whitehall, Co. Roscommon, N39 NX75
7 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 3 Bed · 1 Bath · 145m² · Detached
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 4.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 13mo 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
7
Transactions Analysed
Within 3.0km
13 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Sli Na Habhann, Tarmonbarry, Roscommon, Roscommon | 2024-04-19 | 280.4m² | |
| 6 Ballytoo Manor, Tarmonbarry, Roscommon, Roscommon | 2025-08-11 | 160m² |
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
Moderate Energy Efficiency: The C2 BER rating suggests moderate energy efficiency. Upgrading to a B2 rating would likely cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000, and save an estimated €800-€1,200 annually on energy costs compared to its current rating.
Details
- Spacious Living: With 145.0m² of space and 3 bedrooms, this property aligns with the 3-bedroom median found across all radii, offering a good balance of living area for its type, but is slightly smaller than the 4-bedroom median (10km_90d_median_beds) suggesting potential for expansion if local planning allows.
- Value Optimization: The property is currently listed at €275,000, with an estimated value of €279,262.09, suggesting minimal immediate value optimization needed from a pricing perspective, but BER improvements could unlock further capital appreciation.
- Hypothesis: Given the C2 BER and the prevalence of 2 bathrooms in the wider market (100km_180d_median_baths: 2.0), the single bathroom in this property represents a significant opportunity for value enhancement, with an investment of €5,000-€8,000 in a second bathroom potentially increasing the property's market appeal and saleability by 7-10% in this price bracket.
Amenities
Limited Transport Connectivity: The data does not provide specific bus routes, train stations, or Luas/DART stops serving Tarmon Harbour, Co. Roscommon, indicating a potential reliance on private transport and limited direct public transport options to major employment hubs.
Details
- Basic Local Services: While specific schools, hospitals, or shops are not listed, the property's location outside Dublin suggests it would likely serve a more rural community with essential local amenities rather than extensive retail or specialized healthcare facilities typically found in urban centers.
- Rural Lifestyle Focus: The absence of specific urban amenities in the data points towards a property suited for those seeking a quieter, rural lifestyle, with potential for outdoor activities and a lower cost of living compared to commuter towns closer to Dublin.
- Hypothesis: The lack of specific transport and amenity data for Tarmon Harbour suggests it may be a more isolated community, and the primary driver for property value here will be its intrinsic qualities and its appeal to a niche market seeking tranquility, rather than its connectivity or access to a broad range of services, which could lead to slower price appreciation compared to areas with established infrastructure.
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.