89 Glenmore Wood, Dublin Road, Mullingar, Co. Westmeath, N91 P2C4
62 homes sold nearby. See what they went for — and what to bid on this one.
€370,000 · 3 Bed · 3 Bath · 1220m² · Semi-D
Market Position
Priced Within Local Sold Range
At €370,000, this home is priced within the typical range of 62 recent closed sales nearby. There's room to negotiate — seller leverage is 4.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
62 closed sales nearby · 11mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €370,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €18,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €370,000, 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.
€18,500
That's what overbidding by just 5% on a €370,000 home costs you — before interest.
A €19 check before a €370,000 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 62 verified local sales · High confidence
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Price Distribution Analysis
62 verified closed sales within 1.5km · 18 months.
Asking price sits marginally above the median of comparable sales.
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.
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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 12.7% 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
62
Transactions Analysed
Within 1.5km
11 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 · 62 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 37 Glenmore Wood, Dublin Rd, Mullingar, Westmeath | 2025-09-17 | — | |
| 55 Glenmore Wood, Mullingar, Westmeath, Westmeath | 2025-05-30 | — |
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 Advantage: With a B1 BER rating, this property is positioned favourably, likely costing €800-€1,200 annually for energy compared to the €1,800-€2,200 estimated for a D-rated property of similar size.
Value Optimization Opportunity: While the BER is B1, strategic upgrades to an A-rating could cost €8,000-€12,000 and potentially increase the property value by €15,000-€20,000, representing a sound investment.
Space Efficiency: The 1220m² size for a 3-bedroom, 3-bathroom semi-detached property is substantial, indicating generous living space relative to the common configuration in the area.
Hypothesis: The €435,225 estimated value, despite an asking price of €370,000, coupled with a B1 BER rating, suggests that buyers may be undervaluing the long-term savings and inherent value of a well-insulated property in Mullingar, potentially leading to future price adjustments as energy efficiency becomes a more dominant factor in buyer decision-making.
Amenities
Transport Connectivity: The property's location on Dublin Road suggests access to major arterial routes, likely benefiting from services like Dublin Bus routes that connect Mullingar to the capital, though specific route numbers are not provided in the data.
Local Services Access: Mullingar offers a range of amenities including primary and secondary schools, healthcare facilities like Mullingar General Hospital, and a selection of retail outlets and supermarkets, enhancing its appeal.
Lifestyle & Recreation: Proximity to local parks, restaurants, and cafes in Mullingar provides residents with ample lifestyle options, contributing to a good quality of life.
Hypothesis: The strategic location of 89 Glenmore Wood on the Dublin Road in Mullingar, a town experiencing infrastructural improvements and connectivity upgrades, suggests that properties in this area are likely to see sustained demand from those seeking a balance between suburban living and access to employment hubs, driven by ongoing transport enhancements, potentially outperforming areas with less direct links.
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.