Apt 11A Brooklawn, Ballaghaderreen, Roscommon, F45 V129
5 homes sold nearby. See what they went for — and what to bid on this one.
€139,000 · 2 Bed · 1 Bath · 69m² · Apartment
Market Position
At the Upper End of Local Sales
At €139,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
5 closed sales nearby · 22mo recency · Low 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 €139,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €6,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€6,950
That's what overbidding by just 5% on a €139,000 home costs you — before interest.
A €19 check before a €139,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
5 verified closed sales within 3.0km · 24 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.
The chart shows the market. Your report gives the number not to exceed.
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Financial Exposure · 14% 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
€139,000
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 · Low
5
Transactions Analysed
Within 3.0km
22 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 9a Brooklawn, Castlrea Rd, Ballaghaderreen, Roscommon | 2025-07-08 | 61m² | |
| 27b, Brooklawn, Ballaghadereen, Roscommon | 2024-07-22 | 70m² |
Transactions within a 3.0km radius and 24-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 Rating Impact: With a C1 BER rating, the estimated annual energy costs for this apartment are likely €1,000-€1,400, which is moderate compared to lower-rated properties in the area.
Value Enhancement Opportunity: Upgrading from a C1 to a B2 BER rating could cost approximately €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000.
Space Efficiency: At 69m², this 2-bedroom, 1-bathroom apartment offers a reasonable size for its type, with an estimated 34.5m² per bedroom.
Hypothesis: The C1 BER rating positions this apartment as having moderate energy efficiency, but there's a clear opportunity to enhance its market appeal and long-term value by investing in further insulation or heating system upgrades to push it into the B-rated bracket, a move that would likely yield a return on investment exceeding the upgrade cost.
Amenities
Limited Public Transport Data: The provided data does not specify any actual bus routes, train stations, Luas, or DART stops serving Ballaghaderreen.
Local Services Assessment: Specific details on schools, hospitals, pharmacies, shops, restaurants, parks, and childcare facilities in Ballaghaderreen are not provided in the raw data.
Walkability Context Missing: Information regarding actual walking routes, pedestrian infrastructure, or estimated walking times to key amenities is absent from the data.
Hypothesis: The lack of specific transportation and amenity data for Ballaghaderreen within the provided metrics suggests that this property's appeal may rely more heavily on its intrinsic value and affordability rather than its direct connectivity to major urban centres or a dense network of local services, implying a quieter, more self-contained lifestyle for residents.
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.