Apartment 1, Kilbride Plaza, Kilbride Street, Tullamore, Co. Offaly, R35 EH67
13 homes sold nearby. See what they went for — and what to bid on this one.
€135,000 · 1 Bed · 1 Bath · 38m² · Apartment
Market Position
Priced Within Local Sold Range
At €135,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 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 €135,000, 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 €6,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €135,000, 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.
€6,750
That's what overbidding by just 5% on a €135,000 home costs you — before interest.
A €19 check before a €135,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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
13
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 4 Watermill Lane, Tullamore, Offaly, Offaly | 2025-11-20 | 71m² | |
| Apt 9, Harbour View, Store St, Offaly | 2024-12-11 | 39.9m² |
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 C2 Potential Savings: While a C2 BER rating is moderate, upgrading to a B2 rating could reduce annual energy costs by an estimated €400-€600 compared to the current rating, assuming a similar-sized property. A full upgrade to A2 could save €1,000-€1,400 annually.
Small Footprint: At 38m², this apartment is significantly smaller than the median size for properties within a 10km radius, which has a median of 3 bedrooms and likely a larger overall floor area.
Upgrade Opportunity: Achieving a B2 BER rating from C2 would likely cost between €5,000-€8,000 and could potentially increase the property's market value by €10,000-€15,000, offering a clear return on investment.
Hypothesis: The compact size and moderate BER rating suggest this property may be a 'starter' or 'pied-à-terre' unit. Its long-term value appreciation might be more sensitive to overall economic conditions and rental demand rather than capital growth driven by family housing needs in the area.
Amenities
Central Tullamore Access: Located on Kilbride Street, Tullamore, this apartment offers direct access to the town centre, with St. Mary's National School and Tullamore Garda Station within a 500m radius, and Tullamore Train Station approximately 1.5km away.
Local Retail Hub: Proximity to Tesco Superstore (300m) and the Bridge Centre shopping complex (600m) provides residents with convenient access to a wide range of retail and grocery options.
Healthcare Proximity: The apartment is situated within 1km of Tullamore General Hospital, ensuring excellent access to essential healthcare services, with several local pharmacies also within walking distance.
Hypothesis: Given Tullamore's development as a regional hub and the proposed infrastructure upgrades for the town centre (as per local development plans not explicitly detailed but inferred from its status), properties on Kilbride Street could see a steady increase in demand and value due to their convenient access to both services and transport 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.