66 Lakeview Heights, Cullenagh, Ballina, Co. Tipperary, V94 W1Y6
11 homes sold nearby. See what they went for — and what to bid on this one.
€460,000 · 4 Bed · 3 Bath · 134m² · Detached
Market Position
At the Upper End of Local Sales
At €460,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
11 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €460,000, 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 €23,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €460,000, 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.
€23,000
That's what overbidding by just 5% on a €460,000 home costs you — before interest.
A €19 check before a €460,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
11
Transactions Analysed
Within 1.5km
9 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Ashgrove Meadows, Ballina, Tipperary, Tipperary | 2025-08-20 | 114m² | |
| 3 Palm Grove Dr, Ballina, Tipperary, Tipperary | 2025-05-14 | 155.8m² |
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 Upgrade Opportunity: Upgrading the C2 BER rating to a B2 could cost approximately €8,000-€12,000 and is estimated to increase property value by €15,000-€20,000.
Spacious Configuration: With 134m² and 4 bedrooms, this property is well-configured for families, aligning with the 3-bedroom median in the 100km radius while offering more space.
Competitive BER for Area: A C2 BER rating is on par with the local market where 100% of recent sales have unknown BER ratings, indicating no immediate disadvantage.
Hypothesis: Given the 100% BER unknown metric within 100km, there's a market opportunity for properties with demonstrably good BER ratings to command a premium, suggesting that actively marketing the C2 rating and potential upgrades to B1/A2 could yield a value uplift of 5-8% beyond standard market appreciation.
Amenities
Limited Local Transport: There are no specific bus routes, train stations, Luas, or DART stations explicitly mentioned as serving Cullenagh, Ballina, suggesting reliance on private transport.
Basic Local Services: While specific amenities are not provided, the property's location outside Dublin implies access to essential services likely found in a town of Ballina's size, such as local shops and primary schools.
Rural Lifestyle Setting: The 'Outside Dublin' location and 'Lakeview Heights' address suggest a more rural setting, likely offering greater natural amenities but potentially fewer immediate conveniences.
Hypothesis: The absence of specific public transport mentions indicates a strong reliance on private vehicles, which could limit appeal for non-driving demographics; however, this rural positioning may attract buyers seeking lower property prices and a quieter lifestyle compared to urban or suburban areas.
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.