6 chapel street, elphin, elphin, co. roscommon, f45 wk38
10 homes sold nearby. See what they went for — and what to bid on this one.
€118,000 · 3 Bed · 2 Bath · 79m² · Terrace
Market Position
Below Typical Sale Prices
At €118,000, 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.
10 closed sales nearby · 14mo 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 €118,000, 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 €5,900 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €118,000, 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.
€5,900
That's what overbidding by just 5% on a €118,000 home costs you — before interest.
A €19 check before a €118,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
14 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Chapel St, Elphin, Roscommon, Roscommon | 2025-03-31 | 95m² | |
| 3 Main St, Elphin, Roscommon, Roscommon | 2024-12-10 | — |
Transactions within a 3.0km radius and 24-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 Opportunity: The property's E2 BER rating indicates poor energy efficiency; upgrading to a B2 rating could cost an estimated €8,000-€15,000, but potentially increase the property's value by €15,000-€25,000.
Significant Energy Savings: Annual energy costs for an E2-rated property of 79m² are estimated at €1,800-€2,200, which is substantially higher than the €800-€1,200 for a more efficient B-rated property, offering potential annual savings of €1,000-€1,400 after energy improvements.
Standard Configuration: At 79m² with 3 bedrooms and 2 bathrooms, the property offers a standard and functional configuration for a terrace home, aligning well with the median 3 beds and 2 baths observed in properties within a 10km radius.
Hypothesis: Given the area's 100% unknown BER data in the raw metrics, a well-executed BER upgrade on this property could create a significant competitive advantage and set a new benchmark for energy efficiency in the immediate Elphin market, attracting discerning buyers seeking lower running costs.
Amenities
Rural Connectivity: Elphin's transport is primarily served by Bus Éireann, with Route 468 connecting to Roscommon and Sligo, while the nearest train stations are in Boyle (approx. 15km) and Carrick-on-Shannon (approx. 20km).
Family-Centric Facilities: The area supports families with local educational institutions such as Elphin National School and Elphin Community College, complemented by childcare services at Elphin Montessori & Childcare.
Local Essentials: Residents benefit from convenient access to daily necessities including Supervalu Elphin for groceries, Corcoran's Pharmacy Elphin for healthcare, and local social spots like Reynolds Bar and The Elphin Cafe.
Hypothesis: The blend of essential local amenities and educational facilities, combined with the relative affordability suggested by market data, positions Elphin as an attractive option for families and remote workers seeking a quieter, community-focused lifestyle, potentially driving future demand in this rural setting.
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.