67 Tircroghan, Kinnegad, Kinnegad, Co. Westmeath, N91 Y306
11 homes sold nearby. See what they went for — and what to bid on this one.
€330,000 · 3 Bed · 3 Bath · 100m² · Semi-D
Market Position
Priced Within Local Sold Range
At €330,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 13mo 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 €330,000, 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 €16,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €330,000, 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.
€16,500
That's what overbidding by just 5% on a €330,000 home costs you — before interest.
A €19 check before a €330,000 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 sits marginally above the median of comparable sales. 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
13 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 |
|---|---|---|---|
| 60 Tircroghan, Mullingar Rd, Kinnegad, Westmeath | 2025-03-28 | — | |
| 1 Manorfield, Kinnegad, Westmeath, Westmeath | 2025-08-15 | — |
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 Energy Efficiency: With a B2 BER rating, this property offers good energy efficiency, likely resulting in annual energy costs of €1,200-€1,600, which is significantly lower than properties with D ratings (estimated €1,800-€2,200).
Size and Value Alignment: At 100m², the property offers a comfortable living space, and its estimated value of €346,167 suggests it is priced in line with its size and typical local market valuation.
Value Optimization Potential: While the B2 BER is good, achieving an A3 rating through targeted upgrades like enhanced insulation and solar panels could cost €10,000-€15,000 and potentially increase property value by €18,000-€25,000.
Hypothesis: The B2 BER rating positions this property favorably in terms of energy costs and market appeal compared to older stock; however, the significant difference in price per square meter between the 1km (€2,853) and 3km (€3,022) radii indicates that properties closer to local centres command a higher premium, suggesting value could be enhanced by proximity to amenities.
Amenities
Transport Links: While specific routes are not detailed, the 'Outside Dublin' designation and the existence of numerous properties within a 1km radius (203) suggest the area is likely served by local and potentially commuter bus services connecting to nearby towns and Dublin.
Local Services: The presence of a substantial number of properties within 1km implies a reasonable provision of local amenities such as shops, schools, and healthcare facilities, catering to the immediate community's needs.
Community Facilities: The median sale price within a 1km radius of €321,000, compared to €326,000 within 10km, suggests that the immediate vicinity offers comparable value, indicating that key local services are well-established.
Hypothesis: Given the location 'Outside Dublin' and its positioning within Co. Westmeath, the area likely benefits from key regional transport links, potentially including the M4 motorway access, which would significantly reduce commute times to Dublin and enhance the property's attractiveness to a wider buyer pool, driving future value.
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.