26 High Street, Birr, Birr, Co. Offaly, R42 X761
8 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 2 Bed · 1 Bath · 120m² · Terrace
Market Position
At the Upper End of Local Sales
At €175,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
8 closed sales nearby · 11mo 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 €175,000, 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 €8,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €175,000, 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.
€8,750
That's what overbidding by just 5% on a €175,000 home costs you — before interest.
A €19 check before a €175,000 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
From €19 for your strategy on a €175,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 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 · 23% 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
€175,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
8
Transactions Analysed
Within 1.5km
11 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 |
|---|---|---|---|
| 26 High St, Birr, Offaly, Offaly | 2025-05-13 | 71m² | |
| 23 High St, Birr, Offaly, Offaly | 2025-01-21 | 70m² |
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 Improvement Potential: The F BER rating presents a significant opportunity for value enhancement; upgrading to a C rating could cost an estimated €12,000-€18,000 and potentially increase the property's value by €20,000-€25,000.
Details
- Spacious Interior: With 120.0m² of living space, this terrace house offers a generous size for a 2-bedroom property, exceeding the typical configuration found in many comparable urban terraces and providing ample room.
- Value Optimization: While the F BER rating is a drawback, the property's 120m² size for 2 bedrooms and 1 bathroom offers a strong foundation. Optimizing the BER to a C rating is crucial for unlocking its full market potential and long-term value.
- Hypothesis: The current F BER rating significantly undervalues the property's inherent size and layout. Investing in a targeted insulation and heating upgrade program to reach a C rating could unlock an immediate 10-15% increase in market value within 12 months, driven by buyer preference for energy efficiency.
Amenities
Limited Direct Connectivity: While located in Birr, Co. Offaly, there are no direct Dublin Bus routes, Luas, or DART stations immediately serving this specific address, suggesting a reliance on local bus services or private transport.
Details
- Local Services Availability: Birr town centre offers essential services including SuperValu and Tesco supermarkets, along with local pharmacies like HSE Primary Care Centre Birr and McCarthys Pharmacy, within a short distance.
- Walkability Within Birr: The property benefits from reasonable walkability to Birr town centre's amenities, with key facilities such as St. Brendan's Boys National School and Birr Castle Demesne located within a 1km radius.
- Hypothesis: Despite the absence of direct rapid transit links to major urban centers, Birr's established local infrastructure, including schools like Coláiste Choilm and healthcare at the Midland Regional Hospital Tullamore (approximately 30km away), suggests potential for continued local community growth and a stable, if not rapidly appreciating, property market 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.