85 Cois Na Habhainn, Station Road, Moate, Co. Westmeath, N37 VP68
20 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 3 Bed · 2 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €285,000, 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.
20 closed sales nearby · 9mo 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 €285,000, 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 €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €285,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
20 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 size-adjusted median, 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
20
Transactions Analysed
Within 1.5km
9 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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 85 Cois Na Habhann, Station Rd, Moate, Westmeath | 2025-12-05 | — | |
| 83 Cois Na Habhainn, Station Road, Moate, Westmeath | 2025-05-28 | — |
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
Strong Energy Performance: The C1 BER rating of this 120m² home signifies good energy efficiency, with estimated annual energy costs of €1,000-€1,400, offering substantial annual savings of €600-€1,000 compared to less efficient D-rated properties of similar size.
Details
- Optimal Family Size: At 120m² with 3 bedrooms and 2 bathrooms, this Semi-D aligns perfectly with the median 3-bed, 2-bath configuration observed in sold properties within a 10km radius, providing ample and well-proportioned space for a family.
- Enhanced Market Appeal: The C1 BER rating positions this property favourably, as properties rated C or above generally command stronger market appeal and may attract a higher premium compared to properties requiring substantial energy efficiency upgrades, where costs can typically range from €8,000-€15,000 to improve from a D to a B rating.
- Hypothesis: Given that BER ratings for 100% of nearby sold properties in the provided data are 'unknown,' this property's transparent C1 BER rating offers a distinct competitive advantage, acting as a clear differentiator and a tangible indicator of lower running costs that could command a premium in a market otherwise lacking specific energy performance information.
Amenities
Strategic Road Connectivity: Located off the M6 motorway, the property benefits from excellent road links for commuters to Dublin and Galway, complemented by Bus Éireann services in Moate town centre, including routes like the 20/X20 connecting to Athlone and Dublin.
Details
- Comprehensive Educational Access: The area is highly family-friendly with St. Oliver Plunkett's National School and Moate Community School both within short walking distance, alongside local childcare facilities such as Moate Childcare, ensuring convenient access to education for all ages.
- Convenient Lifestyle Hub: Residents have easy access to essential services and leisure, with SuperValu Moate and local pharmacies in the town centre for daily needs, while Moate Golf Club and Dun na Sí Amenity & Heritage Park offer strong recreational and lifestyle amenities.
- Hypothesis: Moate's well-established local infrastructure and amenities, particularly its strategic M6 access and comprehensive educational facilities, will increasingly attract buyers seeking a blend of rural charm and urban connectivity, driving stable demand for well-located family homes as remote working trends continue.
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.