80 River Village, Monksland, Athlone, N37 N8X4
22 homes sold nearby. See what they went for — and what to bid on this one.
€315,000 · 4 Bed · 3 Bath · Semi-D
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Market Position
Priced Within Local Sold Range
At €315,000, this home is priced within the typical range of 22 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
22 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 €315,000, 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 €15,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €315,000, 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.
€15,750
That's what overbidding by just 5% on a €315,000 home costs you — before interest.
A €19 check before a €315,000 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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €315,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
22 verified closed sales within 1.5km · 18 months.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
22
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±9%
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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 86 River Village, Monksland, Athlone, Roscommon | 2025-12-03 | — | |
| 190 River Village, Monksland, Athlone, Roscommon | 2025-10-30 | — |
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
Energy Efficiency Investment: With a B3 BER rating, this property offers good energy efficiency; however, upgrading to a B1 or A-rated BER would likely cost €6,000-€10,000 but could potentially increase its market value by €10,000-€15,000 and reduce annual energy costs by an estimated €200-€300 compared to its current rating.
Details
- Generous Living Space: At 120.0m², this property provides ample living space, exceeding the median of 3 bedrooms in the 100km radius, and offers a 4-bedroom, 3-bathroom configuration which is a desirable setup for many families.
- Value Optimization Opportunity: While the current BER is B3, focusing on minor upgrades such as improved insulation or more efficient heating systems could push this property into a higher BER category, potentially fetching a higher sale price given the market's increasing emphasis on energy performance.
- Hypothesis: Given the B3 BER rating, a strategic investment of €4,000-€7,000 in specific insulation upgrades or smart heating controls could elevate the BER to B2 or B1, unlocking a further €8,000-€12,000 in potential resale value within 6 months.
Amenities
Regional Connectivity: While located outside Dublin, Athlone offers connectivity via the M6 motorway, providing access to major cities, and is served by Bus Éireann routes which connect to Dublin and other regional hubs, although specific local routes are not detailed here.
Details
- Local Services Availability: The Monksland area of Athlone provides access to essential services including primary schools like Clonarkey National School and supermarkets such as Dunnes Stores, contributing to a functional local environment.
- Healthcare Proximity: Residents have access to the Midland Regional Hospital, Athlone, approximately 5km away, and several local pharmacies within the Monksland vicinity, ensuring accessible healthcare services.
- Hypothesis: The ongoing development and enhancement of public transport infrastructure connecting Athlone to key urban centers, alongside the established local amenities in Monksland, are likely to drive a sustained increase in property values within a 5km radius over the next 2-3 years, especially for properties with good BER ratings.
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.