63 ard grainne, dublin road, moate, co. westmeath, n37 pp30
7 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 5 Bed · 3 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €290,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 4.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 7mo recency · Moderate 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 €290,000, 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 €14,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €290,000, 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.
€14,500
That's what overbidding by just 5% on a €290,000 home costs you — before interest.
A €19 check before a €290,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €290,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Clibborne Way, Moate, Westmeath, Westmeath | 2025-09-03 | — | |
| 26 Clibborne Way, Moate, Westmeath, Westmeath | 2025-01-10 | 122.4m² |
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
Enhanced Energy Efficiency: With a strong C1 BER rating, this property is estimated to incur annual energy costs of €1,000-€1,400, offering potential annual savings of €700-€1,100 compared to a typical D-rated property of similar size (estimated €1,700-€2,100).
Details
- Generous Space Configuration: At 120m² with 5 bedrooms and 3 bathrooms, this semi-detached home significantly surpasses the local median of 3 bedrooms and 2 bathrooms found in the 5km radius, making it ideal for larger families or those requiring more living space.
- Investment for Comfort: The property's existing 5-bedroom, 3-bathroom layout provides a premium on internal space, which could be further optimized with strategic reconfigurations to maximize value and appeal to specific buyer segments.
- Hypothesis: The property's superior bedroom and bathroom count, combined with its favorable C1 BER, positions it as a desirable asset in a market where buyers are increasingly seeking larger, more energy-efficient homes, potentially commanding a higher per-square-meter value than smaller, less efficient properties.
Amenities
Strategic Transport Access: The property benefits from regular Bus Éireann Expressway services linking Moate directly to Dublin and Galway, with Athlone Train Station (approximately 20km) providing broader rail connections for regional travel.
Details
- Comprehensive Local Services: Daily needs are well-catered for with SuperValu Moate and various local shops nearby, complemented by accessible healthcare at Moate Medical Centre and local pharmacies.
- Family and Lifestyle Appeal: The area offers strong educational facilities including St. Oliver Plunkett National School and Moate Community School, alongside recreational options such as Moate Golf Club and the scenic Dun Na Si Amenity & Heritage Park.
- Hypothesis: The strong provision of specific local amenities like the Old Rail Trail Greenway, coupled with essential services and educational facilities within Moate, creates a compelling appeal for families and commuters seeking a balanced lifestyle, potentially underpinning property values despite broader market fluctuations.
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.