8 The Parade, Bastion Court, Connaught Street, Athlone, Co. Westmeath, N37 KC53
35 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 2 Bed · 1 Bath · 120m² · Apartment
Market Position
Below Typical Sale Prices
At €250,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
35 closed sales nearby · 12mo 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 35 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
35 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 17.9% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
35
Transactions Analysed
Within 1.5km
12 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 · 35 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Bastion Court, Athlone, Westmeath, Westmeath | 2025-02-07 | 72m² | |
| 27 The Parade, Bastion Court, Athlone, Westmeath | 2025-09-02 | 77m² |
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 Efficiency: The property has a C2 BER rating, which is mid-range; upgrading to a B2 could cost an estimated €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,500-€1,900 (for C2) to €800-€1,200 (for B2).
Space Utilisation: At 120m², this 2-bedroom apartment offers generous space, translating to approximately 60m² per bedroom, which is significantly larger than the typical new build 2-bedroom apartment, suggesting good potential for comfortable living.
Value Optimisation: The asking price of €250,000 for a 120m², 2-bedroom, 1-bathroom apartment with a C2 BER is within a reasonable range, but focused renovations on the single bathroom could enhance its appeal and potentially increase value by €5,000-€10,000.
Hypothesis: Given the C2 BER rating, the property likely faces higher annual energy bills compared to newer or retrofitted properties in the area; a strategic investment in improving insulation and heating systems to achieve a B1 or A3 rating could yield an ROI of 15-20% through a combination of energy savings and enhanced market appeal.
Amenities
Transport Connectivity: Athlone town is served by Bus Eireann routes, with the main bus station providing connections to Dublin, Galway, and other major towns, and Athlone Train Station offering direct rail links to Dublin Heuston and Westport.
Local Education & Healthcare: The property is located in proximity to educational institutions such as Athlone Institute of Technology (now Technological University of the Shannon) and secondary schools like Athlone Community College, along with Midland Regional Hospital, Athlone, and various local clinics and pharmacies.
Retail & Lifestyle Hub: Bastion Court is centrally located, offering easy access to Athlone town centre's shopping district, including Golden Island Shopping Centre, with numerous shops, supermarkets like Tesco and Dunnes Stores, and a vibrant restaurant and cafe scene along Connaught Street and nearby.
Hypothesis: The central Athlone location, with its established public transport links (train and bus to major cities) and comprehensive local amenities including higher education and healthcare facilities, positions properties like 8 The Parade as highly attractive for both local residents and those seeking to relocate to a well-connected regional hub, potentially driving sustained demand and 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.