45 Harbour Court, Friars Mill Road, Mullingar, Co. Westmeath, N91 DD51
21 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 2 Bed · 1 Bath · 54m² · Apartment
Market Position
At the Upper End of Local Sales
At €200,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
21 closed sales nearby · 9mo 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 €200,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €10,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €200,000, 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.
€10,000
That's what overbidding by just 5% on a €200,000 home costs you — before interest.
A €19 check before a €200,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
21 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 12.3% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 44% 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
€200,000
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 · High
21
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 35, Harbour Court, Friars Mill Rd, Westmeath | 2025-02-13 | 49m² | |
| No 6 Friars House, Austin Friar Street, Mullingar, Westmeath | 2026-02-05 | 40m² |
Transactions within a 1.5km radius and 18-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 C3 Potential Savings: A C3 BER rating suggests annual energy costs of approximately €1,400-€1,800, compared to €1,000-€1,400 for B-rated properties of similar size in the area, representing a potential annual saving of €200-€400.
Standard Size, Limited Space: At 54.0m², this 2-bedroom apartment is smaller than the 3-bedroom median of 70-80m² for the 100km radius, implying a compact living space.
Upgrade Opportunity: Upgrading from a C3 BER to a B2 rating could cost an estimated €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, offering a good return on investment.
Hypothesis: Given the C3 BER and the smaller size compared to the median 3-bed property in the wider market, strategic investment in energy efficiency upgrades (e.g., to B2) could significantly enhance buyer appeal and command a premium, potentially recouping 70-80% of the upgrade costs through increased sale value within 18-24 months.
Amenities
Transport Hub Potential: Mullingar train station offers direct services to Dublin Heuston, and several Bus Éireann routes (e.g., 314, 333) serve the town, providing reasonable connectivity to the capital.
Local Services Within Reach: Nearby amenities include Mullingar Shopping Centre for retail, St. Colman's National School and Coláiste Mhuire for education, and the Mullingar Regional Hospital for healthcare access.
Active Lifestyle Options: Residents have access to the Mullingar Park, a popular green space, and various local gyms and cafes, fostering a good quality of life.
Hypothesis: The presence of Mullingar train station and multiple Bus Éireann routes, combined with a developing town centre infrastructure, positions Mullingar as an increasingly attractive commuter town for Dublin, suggesting that properties with good transport links could see enhanced value appreciation in the next 3-5 years as more workers choose to live outside the capital.
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.