88 Lynn Heights, Mullingar, Mullingar, Co. Westmeath, N91 T1X9
17 homes sold nearby. See what they went for — and what to bid on this one.
€349,950 · 4 Bed · 3 Bath · 114m² · Semi-D
Market Position
Below Typical Sale Prices
At €349,950, 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.
17 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 €349,950, 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 €17,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €349,950, 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.
€17,498
That's what overbidding by just 5% on a €349,950 home costs you — before interest.
A €19 check before a €349,950 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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.
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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 9.2% 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
17
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 123 Belvedere Hills, Ballinderry, Mullingar, Westmeath | 2025-06-19 | 116.4m² | |
| 60 Belvedere Hills, Mullingar, Westmeath, Westmeath | 2025-12-16 | 119m² |
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 Advantage: The B1 BER rating suggests annual energy costs of approximately €1,000-€1,400, which is significantly lower than the €1,800-€2,200 expected for a D-rated property of similar size in the area.
Space Optimisation: With 114.0m² and 4 bedrooms, this semi-detached property offers a good space allocation, aligning well with the median sale price of €353,250 for similar broad property types within a 1km radius.
BER Upgrade Opportunity: Upgrading from B1 to an A-rated BER could cost approximately €5,000-€9,000 but is unlikely to yield substantial immediate capital appreciation beyond marginal increases in saleability, given its already strong B1 rating.
Hypothesis: While the B1 BER is good, focusing on minor insulation improvements or solar panel integration could push the property towards an A-rating, potentially commanding a 2-3% price premium in a market that increasingly values energy efficiency, at a cost far lower than the potential value increase.
Amenities
Accessible Transport Links: While specific route numbers are not provided for Mullingar, the location is outside Dublin and likely served by local and regional bus services connecting to the town centre and potential train station for onward travel.
Local Services Availability: Mullingar town centre offers a range of amenities including a Lidl, Tesco, and a variety of local shops, restaurants like Florence, and cafes such as Coffee House Lane, all within a reasonable distance.
Educational and Healthcare Proximity: The area is likely served by primary schools like St. Oliver's National School and secondary schools such as Mullingar Community College, alongside the Midland Regional Hospital Mullingar for healthcare needs.
Hypothesis: The property's location outside Dublin but within proximity to Mullingar town center suggests a balance between a quieter lifestyle and access to essential services; however, the lack of specific transport route data prevents a definitive commuter convenience assessment, which is a key driver for property value in regional towns.
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.