Ballaghaderry, Mountbolus, Mountbolus, Co. Offaly, R35 FX58
4 homes sold nearby. See what they went for — and what to bid on this one.
€349,000 · 4 Bed · 2 Bath · 126m² · Bungalow
Market Position
Priced Within Local Sold Range
At €349,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 28mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
28 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lowertown, Blue Ball, Tullamore, Offaly | 2024-03-22 | 150m² | |
| Park Tullamore Rd, Kilcormac, Offaly, Offaly | 2023-11-21 | 195m² |
Transactions within a 5.0km radius and 36-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 C3 Cost Savings: While a C3 BER rating is moderate, future upgrades to a B2 could save an estimated €700-€1,000 annually compared to current energy costs, potentially recouping upgrade costs within 7-10 years.
Spacious Family Home: With 126m² of living space and 4 bedrooms, this bungalow offers ample room, outperforming the median 3-bedroom properties common in the 100km radius market.
Value Optimization: Upgrading from a C3 BER to a B2 rating could enhance the property's value by approximately €5,000-€8,000, representing a positive return on investment for a moderate upgrade cost of €2,000-€4,000.
Hypothesis: The C3 BER rating, while functional, presents a clear opportunity for value-add through targeted insulation and heating upgrades; however, the 4-bedroom configuration in a region where 3-bedrooms are more common suggests a potential mismatch with local buyer preferences unless the additional bedroom caters to a specific niche demand.
Amenities
Limited Local Transport: There are no specific bus routes, train stations, or Luas/DART stops explicitly serving Mountbolus directly within the provided data, suggesting a reliance on private transport.
Rural Services Access: Access to educational facilities like St. Mary's National School in Kinnitty (approx. 8km) and secondary schools in Birr or Tullamore requires travel, as does healthcare access to Midland Regional Hospital, Tullamore (approx. 25km).
Remote Lifestyle Amenities: Retail and dining options are sparse locally, with the nearest significant supermarkets and a wider range of restaurants likely found in larger towns such as Tullamore or Birr.
Hypothesis: The property's location in Mountbolus indicates a strong preference for a rural lifestyle, with amenities requiring travel. This suggests that future property value appreciation will be heavily dependent on infrastructure improvements or increased demand for rural living, rather than existing local facilities.
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.