Apartment 8, Rinardo House, Ardrí, Brideswell, Athlone, Co. Westmeath, N37 WY28
20 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 2 Bed · 2 Bath · 87m² · Apartment
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 20 recent closed sales nearby. There's room to negotiate — seller leverage is 2.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
20 closed sales nearby · 8mo 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
20 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
20
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±13%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apartment 14 Rinardo House, Ard Ri, Athlone, Westmeath | 2025-11-24 | 66.5m² | |
| 10 Portanure House, Ard Ri, Old Dublin Rd, Westmeath | 2025-05-09 | 70m² |
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 Improvement Opportunity: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000 but could increase the property's value by €15,000-€20,000, representing a 6-8% potential uplift.
Details
- Space Efficiency: The 87m² apartment with 2 bedrooms and 2 bathrooms offers a balanced configuration, aligning with the 5km 180-day median of 2 bathrooms and 3 bedrooms, but the size is slightly below the 10km 180-day median of 4 bedrooms.
- Value Optimization Needed: The current D1 BER rating likely contributes to higher annual energy costs, estimated to be €1,800-€2,200, compared to €800-€1,200 for a B-rated property of similar size, representing a potential annual saving of €1,000-€1,400.
- Hypothesis: The D1 BER rating on this 87m² apartment, while acceptable in the broader 100km market where BER is unknown, presents a significant undervaluation opportunity; a targeted €10,000 investment in insulation and heating upgrades could not only reduce annual energy bills by approximately €1,200 but also secure an asking price premium of €25,000 within 12 months.
Amenities
Limited Direct Transport: As an apartment outside Dublin, specific local bus routes, Luas, or DART stations are not detailed, suggesting potential reliance on private transport or multiple bus transfers to access major services.
Details
- Local Services Access: While specific shops and schools are not listed for Brideswell, Athlone, Co. Westmeath, typical amenities in such a town would likely include local primary schools and a range of essential retail outlets, though major shopping centres would require travel.
- Connectivity Focus: The property's location suggests a need for a car for efficient access to major employment hubs and wider amenities, as direct public transport links like specific bus routes or train stations serving Athlone are not detailed in the provided data.
- Hypothesis: Given the 'Outside Dublin' classification and the lack of specific transport routes mentioned, future infrastructure development in Athlone, such as enhanced bus connectivity to regional hubs or potential rail service improvements, could significantly boost property values in areas like Brideswell by 8-10% within a 3-5 year timeframe.
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.