32 Lacora Glen, Delvin, Delvin, Co. Westmeath, N91 W6F5
10 homes sold nearby. See what they went for — and what to bid on this one.
€370,000 · 4 Bed · 2 Bath · Detached
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Market Position
Priced Above Local Sales
At €370,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
10 closed sales nearby · 17mo 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €370,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €18,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €370,000, 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.
€18,500
That's what overbidding by just 5% on a €370,000 home costs you — before interest.
A €19 check before a €370,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 3.0km · 24 months. 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.
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
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
17 months
Data Freshness
Most recent sale age
±14%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 35 Lacora Glen, Delvin, Westmeath, Westmeath | 2025-11-28 | 145m² | |
| 7 Castle View, Delvin, Co Westmeath, Westmeath | 2025-08-27 | 156m² |
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
BER Upgrade Potential: Upgrading the C3 BER rating could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and improving its market appeal.
Spacious Living: With 120m² of living space and 4 bedrooms, this property offers ample room, aligning well with the demand for larger family homes in the area.
Value Optimization: While the C3 BER rating is acceptable, a strategic upgrade to a B2 rating would significantly reduce estimated annual energy costs from €1,500-€2,000 to €800-€1,200, presenting a tangible saving for future owners.
Hypothesis: Given the C3 BER rating and the potential for significant energy cost savings and value enhancement through upgrades, this property presents an opportunity for a buyer looking to invest in both immediate living comfort and long-term asset appreciation.
Amenities
Limited Local Transport: The area is not directly served by specific bus routes, train stations, Luas stops, or DART stations mentioned in the provided data, indicating a reliance on private transport.
Basic Local Services: Specific details on schools, healthcare facilities, shopping centers, or lifestyle amenities within a close radius of Delvin are not provided in the raw data, suggesting a need for further local investigation.
Walkability Concerns: Without specific information on local walking routes or pedestrian infrastructure, walkability in Delvin is presumed to be limited, likely requiring travel for most daily needs.
Hypothesis: The lack of specific public transport links and detailed amenity information for Delvin suggests that its appeal may be limited to those prioritizing a rural lifestyle and who have reliable private transportation, potentially impacting its resale value compared to areas with stronger connectivity.
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.