8 Church Walk, Bastion Court, Athlone, Co. Westmeath, N37 W884
19 homes sold nearby. See what they went for — and what to bid on this one.
€189,000 · 1 Bed · 1 Bath · 54m² · Apartment
Market Position
Priced Above Local Sales
At €189,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
19 closed sales nearby · 8mo 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 €189,000, 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 €9,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €189,000, 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.
€9,450
That's what overbidding by just 5% on a €189,000 home costs you — before interest.
A €19 check before a €189,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €189,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
19 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 size-adjusted median. 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
19
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±12%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 34 Church View, Bastion Court, Athlone, Westmeath | 2025-06-25 | 68m² | |
| 22 The Parade, Bastion Court, Connaught St, Westmeath | 2025-08-15 | 55.1m² |
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 C3 Impact: With a C3 BER rating, annual energy costs are estimated to be €1,400-€1,800. Upgrading to a B2 rating could cost approximately €8,000-€12,000, potentially reducing annual energy bills by €400-€600 and increasing property value by €15,000-€20,000.
Details
- Compact Living: At 54m², this 1-bedroom apartment is in the medium size category, which aligns with typical demand for single occupants or couples in urban environments, making efficient use of space.
- Value Optimization: Given the C3 BER, investing in energy efficiency upgrades (e.g., insulation, better windows) could yield a return of 150%-250% on the investment through increased property value and reduced running costs.
- Hypothesis: The C3 BER rating, while average, presents an opportunity for value enhancement; properties in this locale with improved BERs (B1-A2) command a 5-10% premium compared to similar C-rated properties.
Amenities
Connectivity: While specific bus routes are not provided, Athlone town centre offers access to various Bus Éireann routes connecting to Dublin and other major towns, ensuring reasonable regional transport.
Details
- Local Services: Within Athlone town, residents have access to amenities such as Athlone Town Centre shopping centre, a variety of restaurants including Sean's Bar (Ireland's oldest pub), and the Buccaneers Rugby Football Club.
- Walkability: Bastion Court is located centrally in Athlone, offering walkability to the River Shannon, local shops, cafes like 'The Violet Tree Cafe', and the Dean Swift Memorial Gardens for leisure.
- Hypothesis: The ongoing regeneration projects in Athlone, including the proposed greenway extension and improvements to public spaces, will enhance the walkability and desirability of areas like Bastion Court, driving up demand by 4-6% over the next two 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.