Apartment 3, Riverside Apartments, Newbridge Street, Birr, Co. Offaly, Birr, Co. Offaly, R42 AE65
4 homes sold nearby. See what they went for — and what to bid on this one.
€197,500 · 2 Bed · 2 Bath · 70m² · Apartment
Market Position
Significantly Above Local Sales
At €197,500, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 24mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
Financial Exposure · 55% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€197,500
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
24 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Macregol Cuirt, Birr, Co. Offaly, Offaly | 2024-05-08 | 68m² | |
| 20 Macregol Court, Birr, Offaly, Offaly | 2025-01-20 | 103m² |
Transactions within a 5.0km radius and 36-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 Advantage: With a C2 BER rating, this apartment will likely have annual energy costs of approximately €1,600-€2,000, offering savings compared to D or E rated properties in the area which could range from €2,200-€2,800 annually.
Efficient Size: At 70m², this 2-bedroom, 2-bathroom apartment offers a practical and efficient layout, aligning well with typical demand for such configurations in apartment complexes, suggesting good space utilization for its size.
Value Optimization Opportunity: While the current BER C2 is reasonable, investing in energy efficiency upgrades, such as improving insulation or updating heating systems, could cost approximately €5,000-€8,000 and potentially increase the property's value by €8,000-€12,000, enhancing its market appeal.
Hypothesis: The relatively high standard deviation of sale prices within 1km (105,772) suggests that while the average price is around €190,000, there's a significant variance, implying that properties with better BER ratings or superior finishes command a considerable premium, making the current C2 rating a good starting point for further value enhancement.
Amenities
Transport Access: While specific route numbers for Birr are not detailed, its location outside Dublin implies reliance on local bus services, with no direct Luas, DART, or train stations serving Birr, suggesting limited public transport connectivity for wider commuting.
Local Services: Birr town centre, typically within a short drive or longer walk, would offer amenities like supermarkets (e.g., Tesco, Aldi), local shops, and essential healthcare facilities such as a local GP and pharmacy, contributing to resident convenience.
Family & Lifestyle: The area likely offers primary and secondary schools (e.g., St. Brendan's Primary School, Coláiste Choilm Secondary School) and local parks like Lough Boora Parklands for recreation, supporting family living and lifestyle amenities.
Hypothesis: The absence of major public transport hubs like train stations or tram lines in Birr means that the value of properties like Riverside Apartments will be heavily influenced by local road infrastructure improvements and the development of community amenities, which could become key drivers for future price growth in the absence of strong public transport-driven demand.
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.