3 Inis Glora, Ballinalack, Bunbrosna, Co. Westmeath, N91 VH02
5 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 3 Bed · 2 Bath · 94m² · Terrace
Market Position
Priced Within Local Sold Range
At €225,000, this home is priced within the typical range of 5 recent closed sales nearby. There's room to negotiate — seller leverage is 6.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
5 closed sales nearby · 9mo recency · Low 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 €225,000, 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 €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
5 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 below the median of comparable sales, suggesting favourable entry conditions. 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 · Low
5
Transactions Analysed
Within 5.0km
9 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Windtown Park, Rathowen, Westmeath, Westmeath | 2025-01-13 | — | |
| 10 Windtown Park, Rathowen, Westmeath, Westmeath | 2025-07-18 | 95.4m² |
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 Energy Efficiency: With a C2 BER rating, this property is reasonably energy efficient, likely incurring annual energy costs in the range of €1,000-€1,500, which is better than average but could be improved.
Upgrade Potential: Improving the BER rating from C2 to a B2 could cost an estimated €7,000-€10,000, potentially increasing the property's market value by €12,000-€18,000 and reducing annual energy costs further.
Space Configuration: This 94m² terrace property with 3 bedrooms and 2 bathrooms offers a standard configuration for a family home, but its size is slightly below the median for comparable homes, potentially impacting resale appeal.
Hypothesis: The C2 BER rating positions the property adequately for current market standards, but significant value uplift and long-term cost savings could be unlocked by investing in targeted insulation and heating upgrades to push it towards a B-rated status, aligning with increasing buyer demand for energy-efficient homes.
Amenities
Transport Links: While specific transport routes are not detailed for Ballinalack, Bunbrosna, Co. Westmeath, the location 'Outside Dublin' implies reliance on local bus services and potentially regional train access, requiring further investigation into specific routes like Bus Éireann.
Local Services: The immediate area of Ballinalack and Bunbrosna typically offers essential local services such as a local shop, post office, and potentially a primary school, with larger retail and healthcare facilities likely found in nearby towns like Mullingar.
Community Infrastructure: The presence of 9 properties within a 1km radius suggests a small, established community, which usually implies access to local amenities like a community centre or local sports facilities, enhancing quality of life.
Hypothesis: Given the rural setting outside Dublin, the property's value and appeal will be heavily influenced by the proximity and quality of amenities in the nearest town, likely Mullingar; enhanced public transport links or planned local developments could significantly boost its attractiveness and long-term 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.