49 Marian Place, Tullamore, Co. Offaly, R35 X838
4 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 2 Bath · 74m² · House
Market Position
Priced Above Local Sales
At €250,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 8mo 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 · 15% 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
€250,000
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 · Low
4
Transactions Analysed
Within 5.0km
8 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 |
|---|---|---|---|
| 2 Charleville Parade, Cormac St, Tullamore, Offaly | 2025-12-01 | — | |
| 21 Dillon Street, Tullamore, Offaly, Offaly | 2025-12-12 | 100m² |
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 Upgrade Potential: Upgrading the C2 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000 based on local market premiums for better energy efficiency.
Efficient Space Utilization: At 74m² with 3 bedrooms and 2 bathrooms, the property offers a good space-to-bedroom ratio for its size, suggesting efficient layout and appeal to families.
Value Optimization: With an estimated value €19,759 above its asking price, there's an immediate opportunity for buyers to acquire this property below its perceived market worth, with potential for further value enhancement through BER upgrades.
Hypothesis: The existence of 499 properties within a 1km radius suggests a mature residential area, and while this property has a C2 BER, focusing on insulation and heating upgrades could unlock a value premium closer to the €3,041 per sqm seen in the immediate vicinity, rather than the broader €2,750 per sqm within 3km.
Amenities
Excellent Transport Links: Tullamore is served by Bus Eireann routes which connect to larger transport hubs, providing regional connectivity, and the property is well-positioned for access to these services.
Comprehensive Local Amenities: The area boasts access to various amenities including Tullamore Educate Together National School, Tullamore General Hospital, and major retailers like Tesco and Lidl, catering to daily needs.
Pedestrian-Friendly Environment: Marian Place offers good walkability, with local shops, parks like Lough Boora Parklands (short drive), and healthcare facilities like the Source Arts Centre all within reasonable walking or cycling distance.
Hypothesis: The strategic location of Tullamore, while not directly served by DART or Luas, acts as a strong regional hub, meaning that improvements in local infrastructure or an increase in commuter-focused transport services from Tullamore to major employment centres could significantly boost property values within a 1km radius.
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.