Apartment 9, Ard Aoibhinn, Townparks, H12 X622
14 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 2 Bed · 2 Bath · 65m² · Apartment
Market Position
At the Upper End of Local Sales
At €175,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
14 closed sales nearby · 10mo 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 €175,000, 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 €8,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €175,000, 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.
€8,750
That's what overbidding by just 5% on a €175,000 home costs you — before interest.
A €19 check before a €175,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €175,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 16% 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
€175,000
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 · High
14
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±7%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 16 Ard Aoibhinn, Farnham Rd, Cavan, Cavan | 2025-12-02 | 62m² | |
| 20 Cluain Aoibhinn Court, Swellan, Cavan, Cavan | 2025-05-16 | 78m² |
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 Gap: With a C3 BER rating, the property's estimated annual energy costs could be between €1,400-€1,800, which is approximately €600-€1,000 higher than for comparable B-rated properties in the local market.
Details
- Size Efficiency: At 65m², this 2-bedroom apartment offers an efficient layout, aligning with the median number of bedrooms (3) and bathrooms (2) in the wider 100km market, but is smaller than the median 3-bed, 2-bath configuration commonly sold.
- Value Optimization Potential: Upgrading the BER rating from C3 to B2 could cost approximately €5,000-€8,000 and potentially increase the property's value by €10,000-€15,000, offering a tangible return on investment.
- Hypothesis: Given the substantial asking price discount relative to estimated value and nearby sales, the C3 BER rating might be a contributing factor to the undervaluation, and a strategic investment in improving its energy efficiency could unlock significant capital growth beyond the direct cost savings.
Amenities
Transport Connectivity: While specific routes are not provided for Townparks, H12X622, its 'Outside Dublin' designation implies potential reliance on local bus services with possible connections to larger transport hubs, suggesting longer commute times compared to properties with direct Luas or DART access.
Details
- Limited Local Amenities: Without specific local names, the area's limited walkability suggests that essential services such as supermarkets (e.g., Dunnes Stores, Tesco) and healthcare facilities (e.g., Local Health Centre) are likely more than a 2km drive away, impacting daily convenience.
- Educational Proximity: The presence of 'Townparks' in the address suggests proximity to local primary schools; however, access to secondary schools or third-level institutions would require further investigation and likely involve travel, impacting family appeal.
- Hypothesis: The 'Outside Dublin' location combined with a lack of specific named local amenities implies that the property's value proposition is likely driven by its affordability rather than convenience, and any future value uplift will heavily depend on potential infrastructure development or improved public transport links to major employment centers.
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.