Apartment 4, Block 3, Main Street, Tullamore, Co. Offaly, R35 FV18
13 homes sold nearby. See what they went for — and what to bid on this one.
€165,000 · 2 Bed · 1 Bath · 70m² · Apartment
Market Position
Below Typical Sale Prices
At €165,000, 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.
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 €165,000, 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 €8,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €165,000, 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.
€8,250
That's what overbidding by just 5% on a €165,000 home costs you — before interest.
A €19 check before a €165,000 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 is positioned below the median of comparable sales, 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
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 13 Block 4, Main St, Tullamore, Offaly | 2025-05-01 | 77m² |
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
Substantial BER Upgrade Cost: To move from a D1 BER to a B2 rating, estimated upgrade costs would range from €8,000 to €12,000, but could increase property value by €15,000 to €20,000.
Energy Cost Discrepancy: A D1 BER rating likely incurs annual energy costs of €1,800-€2,200, whereas properties with a B2 rating of similar size would expect costs of €800-€1,200, a saving of €1,000 annually.
Standard Configuration Mismatch: With only 1 bathroom for 2 bedrooms, this configuration is less desirable than the median of 2 bathrooms seen in the market data (100km_180d_median_baths: 2.0), potentially impacting resale value.
Hypothesis: Given the D1 BER rating and a single bathroom configuration in a market where 2 bathrooms are standard, strategic investments in energy efficiency upgrades and potential bathroom additions could significantly enhance the property's market appeal and long-term value.
Amenities
Excellent Transport Links: Tullamore is served by Bus Éireann routes, including services connecting to Dublin and other regional towns, and has a train station providing direct rail links to Dublin Heuston.
Comprehensive Local Amenities: The area benefits from numerous amenities including Tullamore General Hospital, numerous pharmacies such as Boots and McCauley Pharmacy, a wide selection of shops like Dunnes Stores and Tesco, and diverse dining options.
Walkable Town Centre Access: Being located on Main Street in Tullamore provides excellent walkability to a vast array of local services, including childcare facilities like Little Acorns Childcare and schools such as Coláiste Choilm.
Hypothesis: The central location in Tullamore, with direct access to national transport hubs and a high concentration of essential services within walking distance, positions this property favorably for individuals seeking convenient town living and good connectivity, making it attractive for a broad demographic.
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.