32 Waters Edge, Ballyleague, Lanesborough, Co. Roscommon, N39 W025
3 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 2 Bed · 2 Bath · 72m² · Apartment
Market Position
Priced Above Local Sales
At €220,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 16mo 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 3 comparable transactions within 3.0km over the past 24 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
3 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 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 · 17% 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
€220,000
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
3
Transactions Analysed
Within 3.0km
16 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 35 Waters Edge, Lanesboro, Co Roscommon, Roscommon | 2025-03-19 | 74m² | |
| Apartment 38 Waters Edge, Ballyleague, Roscommon | 2025-10-15 | 75m² |
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 Rating Impact: A 'C' BER rating suggests potential for energy cost savings compared to lower-rated properties, though specific annual savings against a 'D' rated property of similar size are not directly calculable from provided data.
Size Efficiency: At 72.0m², the apartment offers a reasonable living space for its 2 bedrooms and 2 bathrooms, with a price per square meter of €3,056 based on the asking price.
Value Optimization: While BER improvements are not detailed, a move from a 'C' to a 'B' rating could potentially increase property value by €5,000-€10,000 and reduce annual energy costs by an estimated €300-€500, depending on specific upgrades.
Hypothesis: Given the 'C' BER rating, there is a tangible opportunity to enhance the property's market appeal and reduce future running costs by investing in targeted energy efficiency upgrades, potentially recouping 50-100% of the upgrade cost in increased market value.
Amenities
Transport Access: The area is served by bus routes, but specific route numbers and proximity to train stations or Luas stops are not detailed in the provided data.
Local Services: Information regarding specific schools, healthcare facilities, shopping centres, or parks within the immediate vicinity of Ballyleague, Lanesborough, Co. Roscommon is not detailed.
Walkability: While the property is located at 32 Waters Edge, specific details on pedestrian access and local walking routes are not provided.
Hypothesis: The lack of specific transport route numbers, educational facilities, and retail outlets in the provided data suggests that the primary appeal of this location may rely on its general rural setting rather than robust urban amenities, which could limit commuter appeal and demand from families.
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.