50 Ballin Rí, Tullamore, Tullamore, Co. Offaly, R35 Y2F1
29 homes sold nearby. See what they went for — and what to bid on this one.
€315,000 · 3 Bed · 3 Bath · 111m² · Semi-D
Market Position
Below Typical Sale Prices
At €315,000, 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.
29 closed sales nearby · 11mo 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 €315,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €15,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €315,000, 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.
These signals interact — full analysis in report.
€15,750
That's what overbidding by just 5% on a €315,000 home costs you — before interest.
A €19 check before a €315,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
29 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 8.9% 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
29
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±16%
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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 33 Cillban, Collinslane, Tullamore, Offaly | 2025-07-18 | 124m² | |
| 82 Carraig Cluin, Clare Road, Tullamore, Offaly | 2025-07-29 | 102m² |
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 Impact: A C2 BER rating suggests moderate energy efficiency; upgrading to a B2 would likely cost €10,000-€15,000 and could increase the property's value by €18,000-€25,000, while reducing annual energy costs by an estimated €500-€800 compared to current levels.
Size Efficiency: At 111 sqm with 3 bedrooms and 3 bathrooms, the property offers a good balance of space for its type, exceeding the average size for a 3-bed semi-detached in many areas.
Value Optimization: The current BER C2 rating, while average, presents an opportunity for value enhancement through energy upgrades; a targeted investment could improve market appeal and reduce future running costs.
Hypothesis: Given the C2 BER rating, properties with similar size and configuration in the area that achieve a B3 or higher rating within the last 180 days may have commanded a 3-5% premium, suggesting that the €334,003 estimated value of this property could be significantly boosted by such an upgrade.
Amenities
Transport Connectivity: While no specific bus routes, train stations, or Luas stops are listed for R35Y2F1, Tullamore generally has access to Bus Éireann routes connecting to major towns and Dublin, and a central train station providing national rail links.
Local Facilities: Tullamore offers a range of amenities including Tullamore Shopping Centre, Lidl, Aldi, alongside healthcare facilities like the Midland Regional Hospital, Tullamore and local pharmacies.
Educational & Family Services: The area is served by schools such as Mercy Primary School and Tullamore College, alongside various childcare facilities, contributing to a family-friendly environment.
Hypothesis: The presence of the Midland Regional Hospital and a significant number of educational institutions within Tullamore suggests a strong demand driver for rental and owner-occupied properties in the R35Y2F1 vicinity, which could underpin future property value growth despite the lack of specific public transport routes mentioned.
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.