6 Whitcroft Court, Church Street, Moate, Co. Westmeath, N37 YP58
4 homes sold nearby. See what they went for — and what to bid on this one.
€170,000 · 2 Bed · 2 Bath · Apartment
Some listing details are missing · add them to improve the analysis
Market Position
Priced Above Local Sales
At €170,000, 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 · 23mo 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. 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.
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.
Financial Exposure · 12% 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
€170,000
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
23 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 |
|---|---|---|---|
| 25 Castleview, Moate, Westmeath, Westmeath | 2023-08-17 | — | |
| Apartment 12 Whitcroft Court, Church Street, Moate, Westmeath | 2024-08-16 | — |
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: With a BER rating of BER_PENDING, upgrading to a B2 rating could cost approximately €8,000-€12,000 but potentially increase property value by €15,000-€20,000, representing a solid investment.
Spacious Layout: At 120m², this 2-bedroom, 2-bathroom apartment offers a generous living space, which is approximately 50% larger than the average apartment size if typical apartment sizes in the area are around 80m².
Value Optimization: The current estimated value of €196,583 is significantly higher than the asking price of €170,000, presenting an opportunity to acquire a property with immediate equity if the estimated value is accurate.
Hypothesis: Given the large size (120m²) for a 2-bedroom apartment and a BER_PENDING rating, optimizing this property for energy efficiency and securing a confirmed strong BER rating could unlock a significant portion of its estimated value (€196,583) and significantly enhance its market appeal against properties with confirmed ratings.
Amenities
Connectivity Focus: While specific bus routes and train stations for Moate, Co. Westmeath are not detailed, its 'Outside Dublin' location suggests reliance on local bus services for broader connectivity.
Local Services: Moate town typically offers essential amenities such as local shops, pharmacies, and primary schools like St. Ciaran's National School, contributing to daily convenience.
Walkability: Moate is generally a walkable town, with amenities like the Dunnes Stores supermarket and local cafes likely within a reasonable walking distance from Church Street.
Hypothesis: The 'Outside Dublin' classification for Moate, Co. Westmeath, suggests that while local amenities are present, the absence of specific public transport links like Luas or DART means the property's value will be significantly influenced by its proximity to regional transport hubs and the quality of local road networks for commuting.
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.