68 Marian Place, Tullamore, Co Offaly, R35 CV40
4 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 3 Bed · 2 Bath · 108m² · House
Market Position
Priced Within Local Sold Range
At €290,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 4mo 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 transaction level. 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
4 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 |
|---|---|---|---|
| 2 Charleville Parade, Cormac St, Tullamore, Offaly | 2025-12-01 | — | |
| 21 Dillon Street, Tullamore, Offaly, Offaly | 2025-12-12 | 100m² |
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 Opportunity: Upgrading the D2 BER rating to a C1 could cost an estimated €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, while reducing annual energy costs.
Details
- Average Size for Area: At 108m², the property is a standard size, aligning with the median of 3 bedrooms and 2 bathrooms, which is common in the €270,000-€300,000 price bracket.
- Value Optimization Potential: Investing €3,000-€5,000 in minor energy efficiency upgrades for the D2 BER rating could improve its marketability and potentially reduce the gap between asking and sold prices.
- Hypothesis: Given the median BER rating within 100km is unknown and the focus on price rather than energy efficiency in many listings, properties with a proactive approach to BER upgrades could command a significant premium, potentially 5-10% higher than comparable un-upgraded homes.
Amenities
Key Transport Hub: Tullamore train station provides direct services to Dublin Heuston, offering a viable commuter option, with frequent services aligning with peak work hours.
Details
- Local Conveniences Nearby: The property is within 1km of Tullamore town centre, providing access to shops like Tesco, Aldi, and the Bridge Centre shopping mall, along with Tullamore Garda Station and Tullamore General Hospital.
- Educational Proximity: St. Mary's Primary School and Scoil Mhuire secondary school are located within a 1.5km radius, making this an attractive location for families with school-aged children.
- Hypothesis: The ongoing development plans for Tullamore's town centre, including enhanced pedestrian walkways and potential for new retail units, are likely to boost property values within a 2km radius by an estimated 3-5% annually over the next three years.
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.