35 The Brosna, Friars Mill Road, Mullingar, Co. Westmeath, N91 Y5R5
9 homes sold nearby. See what they went for — and what to bid on this one.
€170,000 · 2 Bed · 2 Bath · 70m² · End of Terrace
Market Position
Below Typical Sale Prices
At €170,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
9 closed sales nearby · 21mo 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 €170,000, 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 €8,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €170,000, 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.
These signals interact — full analysis in report.
€8,500
That's what overbidding by just 5% on a €170,000 home costs you — before interest.
A €19 check before a €170,000 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 9 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 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 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
9
Transactions Analysed
Within 3.0km
21 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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Grand Parade, Mullingar, Westmeath, Westmeath | 2025-02-13 | — | |
| 9 The Willows, Lakepoint Park, Mullingar, Westmeath | 2025-06-24 | 106.8m² |
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: The 'SI_666' BER rating is not recognized, and assuming it signifies a poor energy efficiency, upgrading from a potentially low rating (e.g., G) to a C1 could cost €10,000-€15,000, potentially increasing property value by €18,000-€25,000 and reducing annual energy costs by an estimated €900-€1,300.
Space Efficiency: With 2 bedrooms and 2 bathrooms across 70m², the property offers a moderate 35m² per bedroom, which is standard but could be optimized for better spatial flow.
Value Optimization Opportunity: Given the substantial gap between the asking price and estimated value, undertaking targeted BER upgrades to a B2 rating, estimated at €8,000-€12,000, could significantly enhance marketability and achieve a value uplift of €15,000-€20,000, aligning better with the €308,871 estimated value.
Hypothesis: The property's current asking price of €170,000, significantly below its estimated value, suggests it's being positioned for a quick sale or investor acquisition. This offers a strategic opportunity for a buyer to invest in BER upgrades, potentially transforming it into a highly desirable property in the €250,000-€300,000 bracket once improvements are made, outperforming the current market trend for properties with lower energy ratings.
Amenities
Transport Connectivity: Mullingar, Co. Westmeath, is served by Bus Éireann routes that connect to Dublin and other regional towns, and the Mullingar railway station offers direct services to Dublin Connolly, providing reasonable commuter options.
Local Services: The area around Friars Mill Road in Mullingar benefits from proximity to local shops, supermarkets like Dunnes Stores, and essential services including pharmacies and medical centres.
Educational Facilities: While specific schools serving N91Y5R5 are not detailed in the raw data, Mullingar town offers a range of primary and secondary schools, including St. Mary's CBS and Loreto College.
Hypothesis: The property's location in Mullingar, while offering decent regional connectivity via train and bus routes to Dublin, lacks the immediate urban density of amenities found in larger towns or cities. This suggests that its appeal is primarily for those seeking a more balanced lifestyle outside of major urban centres, and any future infrastructure developments or transport improvements specifically targeting this area could significantly boost its long-term value and desirability.
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.