Ballinakill, Geashill, Co. Offaly, R35 EV62
16 homes sold nearby. See what they went for — and what to bid on this one.
€335,000 · 4 Bed · 2 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €335,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 4.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 18mo 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 €335,000, 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 €16,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €335,000, 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.
€16,750
That's what overbidding by just 5% on a €335,000 home costs you — before interest.
A €19 check before a €335,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €335,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
16
Transactions Analysed
Within 5.0km
18 months
Data Freshness
Most recent sale age
±15%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Rathfeston, Geashill, Offaly, Offaly | 2026-01-23 | — | |
| Ballintemple Cottage, Ballintemple, Walsh Island, Offaly | 2023-04-17 | 152m² |
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
Energy Efficiency Investment: With a C2 BER rating, there's an opportunity to improve energy efficiency. Upgrading to a B2 rating could cost approximately €8,000 - €12,000, potentially increasing the property's value by €15,000 - €20,000.
Details
- Generous Space: The 120m² size for a 4-bedroom detached property is well-proportioned and offers ample living space, aligning with typical family requirements in many Irish markets.
- Value Optimization Opportunity: While the C2 BER is acceptable, investing in insulation and heating upgrades could enhance long-term value and reduce ongoing energy costs, making it more attractive compared to lower-rated properties.
- Hypothesis: The current C2 BER rating, while not poor, represents a tangible opportunity for value enhancement. Properties in this market that successfully upgrade their BER to B-rated could command a significant premium, especially if the broader local market sees a shift towards higher energy efficiency standards.
Amenities
Limited Public Transport: As a rural property outside of major urban hubs, direct access to public transport such as specific bus routes (e.g., Dublin Bus routes 25, 66, 67) or train stations is not immediately apparent from the data provided.
Details
- Local Services Access: While specific retailers are not listed, residents would likely rely on nearby towns such as Tullamore (approx. 15km) or Portarlington (approx. 20km) for major shopping, healthcare, and educational facilities like Tullamore General Hospital or Portlaoise Educate Together.
- Rural Lifestyle Appeal: The property's location offers a rural lifestyle, potentially appealing to those seeking tranquility, with access to local walking routes and the natural beauty of County Offaly, though specific parks or recreational facilities are not detailed.
- Hypothesis: The property's rural setting, while offering a distinct lifestyle, necessitates a greater reliance on private transportation for accessing essential services and employment centres, which may limit its appeal to a broader buyer pool and impact its resale potential compared to properties with more established public transport links.
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.