Ardmore Hills, Mullingar, Co. Westmeath
48 homes sold nearby. See what they went for — and what to bid on this one.
€440,000 · 4 Bed · 2 Bath · Semi-D
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Market Position
At the Upper End of Local Sales
At €440,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
48 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €440,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €22,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €440,000, 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.
€22,000
That's what overbidding by just 5% on a €440,000 home costs you — before interest.
A €19 check before a €440,000 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 48 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €440,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
48 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 12.8% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 21% 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
€440,000
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
48
Transactions Analysed
Within 1.5km
10 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 · 48 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 174 Ardmore Hills, Mullingar, Westmeath, Westmeath | 2025-08-27 | 160m² | |
| 158 Ardmore Hills, Mullingar, Co Westmeath, Westmeath | 2025-12-03 | 113.2m² |
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
Superior Energy Efficiency: With an A2 BER rating, this property's annual energy costs are estimated to be €800-€1,200, significantly lower than the €1,800-€2,200 typically seen for D-rated properties of a similar size in the area.
Details
- Spacious Family Living: The 120m² size with 4 bedrooms and 2 bathrooms offers ample space, aligning well with the 'Large' size category and the 4+ bedroom configurations commonly sought by families in the market.
- Value Optimization: While no specific upgrade costs are needed for the BER, investing in minor interior cosmetic upgrades could potentially increase its value by €5,000-€10,000, given the strong local demand for well-presented family homes.
- Hypothesis: The A2 BER rating, combined with the property's size and configuration, positions it as a highly desirable 'turnkey' option in the Mullingar market, suggesting that buyers will prioritize its immediate habitability and long-term running cost savings over minor potential aesthetic improvements.
Amenities
Connectivity Options: This location is served by Bus Éireann routes, providing connectivity to surrounding towns and regional transport hubs, though direct Dublin routes require further investigation.
Details
- Local Educational Access: The property is within reasonable proximity to St. Mary's Primary School and Coláiste Mhuire, catering to primary and secondary education needs.
- Proximity to Services: Mullingar town centre, approximately 3km away, offers a range of amenities including the Mullingar Shopping Centre, local pharmacies, and restaurants like Indian Tandoori.
- Hypothesis: The property's location, while outside immediate Dublin commuter zones, benefits from Mullingar's developing status as a regional hub, with ongoing infrastructure investment potentially leading to improved direct transport links and an increased appeal to those seeking a balance between rural living and town amenities.
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.