Ballinphuill, Tibohine, Castlerea, Co. Roscommon, F45 KW31
15 homes sold nearby. See what they went for — and what to bid on this one.
€169,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €169,000, 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.
15 closed sales nearby · 24mo 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 €169,000, 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 €8,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €169,000, 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.
€8,450
That's what overbidding by just 5% on a €169,000 home costs you — before interest.
A €19 check before a €169,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 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 · High
15
Transactions Analysed
Within 5.0km
24 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lissian, Tibohine, Ballaghaderreen, Roscommon | 2023-07-25 | 125.5m² | |
| Carrowgarve, Tibohine Frenchpark, Castlerea, Roscommon | 2024-11-27 | 93m² |
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
Costly BER Upgrade: With a 'G' BER rating, bringing this 120m² property up to a 'B2' standard would likely cost €10,000-€15,000, but could increase its market value by €20,000-€25,000.
Substantial Space: At 120m² with 3 bedrooms, the property offers a comfortable living space relative to its size, with 40m² per bedroom.
Value Optimization Needed: The 'G' BER rating is a significant detractor, suggesting immediate and substantial investment is required to align with modern energy efficiency standards and enhance market appeal.
Hypothesis: Given the 'G' BER rating, the current estimated value of €181,209.36 is likely inflated by €15,000-€20,000, as a buyer would factor in the significant cost of energy retrofits, projecting a more realistic value closer to €161,000-€166,000 post-upgrade considerations.
Amenities
Limited Transport Connectivity: This rural location in Tibohine, Castlerea, is not directly served by specific bus routes, Luas stops, or DART stations, requiring significant travel for public transport access.
Basic Local Services: Amenities in Ballinphuill and Tibohine are limited, with Castlerea (approx. 8-10km away) likely providing the nearest supermarkets like Tesco, primary schools such as Castlerea Educate Together National School, and healthcare facilities like Castlerea Primary Care Centre.
Rural Lifestyle Focus: The property is situated in a rural setting, offering peace and quiet but necessitating reliance on private transport for access to most lifestyle amenities, shopping centers, and educational facilities.
Hypothesis: The lack of direct public transport links and the distance to substantial retail and healthcare facilities in Castlerea suggests that properties in Ballinphuill may appeal primarily to those seeking a rural lifestyle and who prioritize private vehicle ownership, potentially limiting the buyer pool and future capital growth compared to areas with better infrastructure.
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.