Ballinagare Village, Ballinagare, Co. Roscommon, F45 XV48
14 homes sold nearby. See what they went for — and what to bid on this one.
€150,000 · 3 Bed · 6 Bath · 316m² · Detached
Market Position
Below Typical Sale Prices
At €150,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
14 closed sales nearby · 21mo 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 €150,000, 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 €7,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €150,000, 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.
€7,500
That's what overbidding by just 5% on a €150,000 home costs you — before interest.
A €19 check before a €150,000 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 · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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 below the median of comparable sales, suggesting favourable entry conditions. 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
14
Transactions Analysed
Within 5.0km
21 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.
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 |
|---|---|---|---|
| 2 The Plains, Ballinagare, Roscommon, Roscommon | 2024-12-19 | 139.4m² | |
| Tulsk Road, Ballinagare, Co. Roscommon, Roscommon | 2024-06-20 | 128m² |
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
Significant BER Upgrade Opportunity: Upgrading this large, 316m² G-rated property to a B2 BER would cost an estimated €20,000-€30,000, but could significantly increase the property's value by €35,000-€50,000, representing a smart investment.
High Energy Cost Burden: The current G BER rating means annual energy costs for this 316m² property are estimated at €2,800-€3,500, which is considerably higher than the €1,200-€1,800 typically found in more energy-efficient B-rated properties, resulting in potential annual savings of €1,000-€2,300 post-upgrade.
Unique Layout Potential: The property's very generous 316m² footprint features only 3 bedrooms but an unusually high 6 bathrooms, offering substantial space that could be reconfigured to add more bedrooms or accommodate a specific lifestyle, such as a large family or potential hospitality use.
Hypothesis: The property's unique configuration of 3 bedrooms with 6 bathrooms, coupled with its large size and poor BER, strongly suggests it may have historically served a commercial purpose, such as a guesthouse or B&B, which could be a significant value proposition if a buyer wishes to revert to or leverage this function.
Amenities
Rural Connectivity: While there are no DART or Luas services, and no specific Dublin Bus routes, the property benefits from access to Local Link Roscommon bus services, with train stations in Castlerea and Ballyhaunis (both approximately 15km away) offering connections on the Dublin-Westport line.
Essential Local Services: Ballinagare village provides core amenities including Ballinagare National School for primary education, a local Ballinagare Pharmacy, and Gibbons' Pub, catering to immediate daily needs within the community.
Car-Dependent Lifestyle: Although pedestrian access is good within the immediate Ballinagare village centre, reliance on a car is necessary for accessing larger supermarkets like SuperValu in Castlerea (15km away) and secondary schools, limiting comprehensive walkability for broader lifestyle requirements.
Hypothesis: The property's rural village setting means its long-term value appreciation will likely be driven more by the appeal of a peaceful, community-oriented lifestyle and the potential for remote work, rather than significant future infrastructure developments like high-speed rail or major retail expansions typical of urban and suburban areas.
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.