52 The Glen, Athlone, Co Westmeath, N37 D8X5
39 homes sold nearby. See what they went for — and what to bid on this one.
€340,000 · 4 Bed · 3 Bath · Semi-D
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Market Position
Priced Within Local Sold Range
At €340,000, this home is priced within the typical range of 39 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
39 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
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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 €19 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 39 verified local sales · High confidence
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From €19 for your strategy on a €340,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
39 verified closed sales within 1.5km · 18 months.
Asking price sits marginally below the median transaction level.
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.
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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 1.9% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
39
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±12%
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 · 39 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 45 The Glen, Coosan, Athlone, Westmeath | 2025-11-07 | 118m² | |
| 33 The Glen, Coosan, Athlone, Westmeath | 2025-09-01 | — |
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 B3 Advantage: A B3 BER rating suggests moderate energy efficiency; upgrading to a B2 would cost an estimated €3,000-€5,000 and could increase the property's value by €5,000-€8,000, while current annual energy costs are likely €1,200-€1,600 compared to €1,800-€2,200 for a D-rated property of similar size.
Details
- Spacious Living: With 120m² and 4 bedrooms, this property offers 30m² per bedroom, which is generous compared to the median of 3 beds per 90m² (30m² per bedroom) in the 10km radius market over 180 days.
- Value Optimization: Investing in a BER upgrade from B3 to B2, costing an estimated €3,000-€5,000, could enhance marketability and potentially add €5,000-€8,000 in value, aligning with the B-rated trend in the market.
- Hypothesis: Given the prevalence of properties with BER ratings unknown (100%) across all radii, there's a significant opportunity to differentiate 52 The Glen by obtaining and clearly displaying an updated BER certificate. This could attract environmentally conscious buyers and potentially justify a higher asking price compared to unrated or lower-rated comparable properties, especially if the rating improves.
Amenities
Transport Network: While specific local bus routes serving 52 The Glen directly are not detailed in the data, Athlone's general connectivity would likely include Bus Éireann services. The nearest train station is Athlone Station, offering services to Dublin Heuston and Galway, approximately a 10-15 minute drive away.
Details
- Local Conveniences: Athlone town centre, within a short drive (approx. 5-10 minutes), offers a range of retail options including Golden Island Shopping Centre, various supermarkets like Dunnes Stores and Tesco, and numerous cafes and restaurants such as The Thyme Restaurant and Thuis Concept.
- Family Amenities: Proximity to Athlone town centre provides access to educational facilities like Gaelscoil na gCeithre Máistrí, St. Aloysius College, and Athlone Institute of Technology. Healthcare is available via Midland Regional Hospital, Athlone, and various local clinics and pharmacies.
- Hypothesis: The location outside Dublin, coupled with Athlone's status as a key regional hub, means that while direct city-centre public transport links (Luas, DART) are absent, the town's infrastructure and amenities, including the train station for Dublin access, create a strong value proposition for buyers prioritizing regional living with good connectivity to 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 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.