Auburn Way, Cluain Ri, Ballymahon, Co. Longford, N39 AD92
6 homes sold nearby. See what they went for — and what to bid on this one.
€305,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
At the Upper End of Local Sales
At €305,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
6 closed sales nearby · 11mo recency · Moderate 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 €305,000, 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 €15,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €305,000, 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.
€15,250
That's what overbidding by just 5% on a €305,000 home costs you — before interest.
A €19 check before a €305,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €305,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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
Statistical Confidence · Moderate
6
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 Arburn Way, Cluain Ri, Ballymahon, Longford | 2025-09-17 | 119m² | |
| 21 Newcastle Court, Cluain Ri, Athlone Rd, Longford | 2025-02-07 | — |
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 Upgrade Opportunity: Upgrading the C1 BER rating to a B2 could cost an estimated €6,000-€9,000, potentially increasing the property's value by €9,000-€13,000 and reducing annual energy costs by €500-€800 compared to its current C1 rating.
Details
- Generous Size for Area: At 120.0m², this semi-detached home offers a substantial living space, likely exceeding the average size for comparable properties within a 5km radius where the median size of sold properties is not explicitly provided but the number of bedrooms and bathrooms suggest typical family homes.
- Configuration Advantage: With 4 bedrooms and 3 bathrooms, this property is well-configured for a family, aligning with the median 4+ bed category seen in the 10km radius (median_beds: 4.0) and offering a higher bathroom count than the 10km median of 2.0.
- Hypothesis: While the C1 BER is a solid foundation, strategic investments in insulation and heating upgrades could further enhance its market appeal and long-term cost-effectiveness, particularly if the local market trends show a preference for higher energy efficiency ratings and buyers are sensitive to ongoing utility expenses.
Amenities
Limited Public Transport: The property's location in Ballymahon suggests potential reliance on private transport as specific direct bus routes or train stations serving this immediate area are not detailed in the provided data; however, the broader 100km radius indicates a diverse transport network exists.
Details
- Local Essentials: Ballymahon offers essential local amenities, including primary and secondary schools, local shops, and healthcare facilities, contributing to its appeal as a self-sufficient community.
- Rural Lifestyle Appeal: The property is situated in Co. Longford, a region known for its natural beauty and quieter pace of life, attracting buyers seeking a lifestyle away from urban centres, with potential for outdoor activities.
- Hypothesis: The strong emphasis on rural living in Ballymahon, coupled with the potential for improved local infrastructure development in the future, could see property values in such locations see sustained growth as a result of changing lifestyle preferences post-pandemic, provided essential services and connectivity remain adequate.
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.