Ballinahown, Athlone, Co. Westmeath
10 homes sold nearby. See what they went for — and what to bid on this one.
€85,000 · 2 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €85,000, 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.
10 closed sales nearby · 8mo 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €85,000, 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 €4,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €85,000, 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.
€4,250
That's what overbidding by just 5% on a €85,000 home costs you — before interest.
A €19 check before a €85,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €85,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 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 below the size-adjusted median, 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 · High
10
Transactions Analysed
Within 3.0km
8 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Coosan Rd, Athlone, Westmeath, Westmeath | 2025-05-07 | 148.6m² | |
| Mariano, Arcadia, Athlone, Westmeath | 2025-08-15 | 161m² |
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
Renovation Opportunity: With an unknown BER rating (SI_666), this property likely requires significant energy efficiency upgrades; improving from a typical older F/G rating to a B2 could cost €8,000-€12,000 but potentially increase the property value by €15,000-€20,000.
Details
- Spacious Potential: At 120m², this 2-bedroom detached house falls into the 'Large' size category, offering ample space for potential reconfiguration or extension, especially considering the median nearby homes often have 3-4 bedrooms.
- Layout Anomaly: The property's 2-bedroom, 1-bathroom configuration is notable, as the median within a 5km radius features 4 bedrooms and 2 bathrooms, suggesting either a compact design or a prime opportunity for layout optimization to add a bathroom or bedroom, enhancing market appeal and value.
- Hypothesis: Given its detached nature, substantial size for a 2-bedroom, and extremely low asking price, this property likely represents a 'fixer-upper' opportunity, where its unknown BER and below-median bed/bath count suggest it requires significant capital investment to meet modern living standards and fully unlock its estimated market value of over €200,000.
Amenities
Regional Connectivity: While Ballinahown itself is a smaller village, Athlone's train station, approximately 10km away, provides direct Iarnród Éireann services to Dublin Heuston and Galway, offering crucial commuter links for regional travel.
Details
- Essential Services Access: Residents have access to Ballinahown National School directly in the village, with broader healthcare options like local clinics in Athlone and shopping centers such as Athlone Towncentre and supermarkets (SuperValu, Aldi) available within a 15km drive.
- Lifestyle & Recreation: The area offers local amenities in Ballinahown village, complemented by extensive lifestyle facilities in Athlone, including numerous restaurants, cafes like Thyme Restaurant, and recreational spaces along the River Shannon for walks and outdoor activities.
- Hypothesis: The property's location in Ballinahown offers a blend of village tranquility and accessibility to Athlone's comprehensive amenities, suggesting its value proposition is enhanced by its quiet rural setting while benefiting from the nearby urban center for employment, education, and services, making it particularly appealing to buyers seeking a balanced lifestyle.
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.