46 Gleann Petit Drive, Mullingar, Co. Westmeath, N91 W7WR
14 homes sold nearby. See what they went for — and what to bid on this one.
€549,950 · 4 Bed · 1 Bath · Detached
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Market Position
Priced Within Local Sold Range
At €549,950, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 7mo 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 €549,950, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €27,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €549,950, 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.
€27,498
That's what overbidding by just 5% on a €549,950 home costs you — before interest.
A €19 check before a €549,950 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
14
Transactions Analysed
Within 1.5km
7 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 Gleann Petit, Dublin Rd, Mullingar, Westmeath | 2025-10-17 | 196.1m² | |
| 4 Gleann Petit, Mullingar, Co Westmeath, Westmeath | 2024-12-20 | — |
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 Improvement Potential: With a BER rating of PENDING, upgrading from a potential D rating to a B2 would likely cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000.
Size Efficiency: At 120m² with 4 bedrooms and 1 bathroom, the property has a relatively low bathroom to bedroom ratio (1:4), which may be less desirable for larger families or guests compared to properties with 2+ bathrooms.
Value Optimization Opportunity: The potential need for upgrades to achieve a better BER rating presents an opportunity for buyers to invest in energy efficiency, potentially reducing annual energy costs from an estimated €1,800-€2,200 (for a D-rated property) to €800-€1,200 (for a B-rated property of similar size).
Hypothesis: The single bathroom in a 4-bedroom detached house, particularly in a location outside Dublin where family homes are sought, might be a significant factor limiting its appeal and contributing to its higher price per square meter compared to similarly sized properties with better bathroom configurations in the area.
Amenities
Transport Links: Mullingar is served by Bus Éireann routes, including routes to Dublin, and has a key train station providing direct services to Dublin Connolly, offering reasonable connectivity for commuters.
Local Services: The area benefits from Mullingar town's amenities including the Mullingar General Hospital, Aura Leisure Centre, various primary and secondary schools like Presentation Primary School and Mullingar Community College, and retail options such as the Lakepoint Shopping Centre.
Green Spaces: Proximity to areas like the Royal Canal Greenway and local parks provides opportunities for outdoor recreation and a connection to nature within the Westmeath landscape.
Hypothesis: While Mullingar offers a good range of local amenities, its 'outside Dublin' location means that the primary draw for potential buyers will be a balance between access to these regional services and the perceived trade-off in commuting time to the capital, influencing the premium placed on properties that offer ample space and a detached status.
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.