38 Oakport, Cootehall, Boyle, Co. Roscommon, F52 AV21
4 homes sold nearby. See what they went for — and what to bid on this one.
€249,950 · 3 Bed · 3 Bath · 100m² · Semi-D
Market Position
Significantly Above Local Sales
At €249,950, 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 · 25mo 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 · 54% 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
€249,950
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
25 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 Efficiency: With a B3 BER rating, this property offers good energy efficiency, likely resulting in annual energy costs around €1,000-€1,400 lower than a comparable D-rated property.
Value Enhancement: Investing in upgrades from a B3 to an A-rated BER could cost €6,000-€9,000 and potentially increase the property's market value by €10,000-€15,000, offering a solid return.
Space Optimization: At 100m² with 3 bedrooms and 3 bathrooms, this semi-detached home offers a good balance of living space and functionality for a growing family.
Hypothesis: The B3 BER rating positions this property well for future energy price increases, and further targeted efficiency upgrades could solidify its appeal in an increasingly eco-conscious market, potentially attracting premium buyers.
Amenities
Connectivity Limitations: There are no specific bus routes, train stations, Luas or DART stops directly listed as serving this precise location in Cootehall, Boyle, suggesting reliance on private transport.
Local Services: Access to essential services like schools, healthcare, and retail would require travel to nearby towns such as Boyle or Carrick-on-Shannon, indicating limited immediate walkability to key amenities.
Rural Lifestyle: The property's location points towards a more rural lifestyle, with potential for natural amenities but a lack of immediate urban conveniences like numerous cafes, restaurants, or shops.
Hypothesis: The absence of defined public transport links and immediate urban amenities suggests that property value growth in this specific micro-location may be more heavily influenced by broader regional infrastructure development or the appeal of its natural surroundings rather than local urban 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.