26 Oakport, Cootehall, Boyle, Co. Roscommon, F52 YW20
4 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 3 Bed · 3 Bath · 101m² · Semi-D
Market Position
Significantly Above Local Sales
At €245,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 24mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. 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.
Financial Exposure · 50% 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
€245,000
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 · Low
4
Transactions Analysed
Within 5.0km
24 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| No 33 Oakport, Cootehall, Co. Roscommon, Roscommon | 2023-07-21 | 102m² | |
| 18 Oakport, Cootehall, Roscommon, Roscommon | 2023-11-23 | 97.3m² |
Transactions within a 5.0km radius and 36-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 Opportunity: Upgrading from the current C1 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a solid return on investment.
Energy Cost Savings: A C1 BER rating offers moderate energy efficiency, with annual energy costs estimated to be between €1,500-€2,000, a saving of approximately €500-€1,000 annually compared to D-rated properties of similar size.
Spacious Configuration: With 101m² of living space and 3 bedrooms and 3 bathrooms, this semi-detached property offers a generous configuration for a family, aligning well with the 3-bedroom median in the wider market.
Hypothesis: The discrepancy between the property's C1 BER rating and the increasing prevalence of higher BER ratings in the 100km radius market suggests that targeted energy efficiency upgrades could be a key differentiator for future saleability and value.
Amenities
Limited Local Transport: The property's location in Cootehall, Boyle, Co. Roscommon, appears to have limited direct public transport connectivity, with no specific bus routes, train stations, Luas, or DART stops mentioned as serving this immediate area.
Local Services Access: While specific local amenities are not detailed, Boyle town, approximately 7.5km away, typically offers essential services including primary and secondary schools like Scoil Mhuire and St. Joseph's Secondary School, a pharmacy, and supermarkets such as SuperValu.
Rural Connectivity Challenge: The absence of readily available public transport options within very close proximity means residents are likely reliant on private vehicles for commuting and accessing services, impacting convenience for non-drivers.
Hypothesis: The property's rural setting suggests a reliance on car ownership, potentially limiting its appeal to a broader buyer pool that prioritizes public transport connectivity, thus affecting its long-term appreciation compared to properties in more connected areas.
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.