46 Church Hills Road, Coosan, Athlone, Co. Westmeath, N37 D9F9
21 homes sold nearby. See what they went for — and what to bid on this one.
€340,000 · 3 Bed · 2 Bath · 118m² · Semi-D
Market Position
Below Typical Sale Prices
At €340,000, 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.
21 closed sales nearby · 10mo 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 €340,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €17,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €340,000, 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.
€17,000
That's what overbidding by just 5% on a €340,000 home costs you — before interest.
A €15 check before a €340,000 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 sits marginally below the size-adjusted median. 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 increased 6.7% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
21
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±19%
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 |
|---|---|---|---|
| 51 Church Hills Road, Athlone, Co Westmeath, Westmeath | 2025-04-03 | 98.6m² | |
| 52 Church Hills Rd, Coosan, Athlone, Westmeath | 2025-10-10 | 92.9m² |
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 Rating Investment: With a C1 BER rating, potential buyers could invest €8,000-€12,000 to upgrade to a B2 rating, potentially increasing the property's market value by €15,000-€20,000 and lowering annual energy costs from an estimated €1,600-€2,000 to €900-€1,300.
Size Efficiency: The property offers 118m² of living space across 3 bedrooms and 2 bathrooms, which is a standard configuration that aligns well with market expectations for family homes in this price bracket.
Value Optimization: The asking price of €340,000 for a 118m² C1 BER semi-detached property appears fair when compared to the 1km radius median sale price for the same type of property at €355,000, suggesting it is priced competitively.
Hypothesis: Given the C1 BER rating, investing in insulation and HVAC upgrades could not only reduce annual energy bills by an estimated €700-€1,400 but also significantly enhance the property's appeal in a market where energy efficiency is increasingly valued, potentially commanding a 5-7% premium over comparable un-upgraded properties.
Amenities
Transport Connectivity: While specific bus routes and train stations serving 46 Church Hills Road, Coosan, Athlone are not detailed in the provided data, the location outside Dublin typically implies reliance on local bus services and potentially a regional train station like Athlone Train Station for further connectivity.
Local Facilities: The provided data does not specify particular schools, hospitals, or shops in the immediate vicinity of 46 Church Hills Road, Coosan, Athlone, suggesting a need for further local research into amenities like Coosan National School, Athlone Institute of Technology, or local retail parks.
Walkability and Green Space: Information on specific walking routes, pedestrian access, and nearby parks like Clonmacnois (a historical site approximately 8km away) or local parks is not detailed, but Coosan's generally suburban setting likely offers some local green areas.
Hypothesis: The property's location outside Dublin in Athlone suggests a potential reliance on private transport or limited local public transport; however, if the area offers good local schools (e.g., Coosan National School) and essential services within a 2-3km radius, its appeal to families seeking a quieter lifestyle with reasonable access to amenities could be high, justifying its current valuation.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.