Ballivor, 4 Westlodge, Athlone, Co. Westmeath, N37 V3Y2
9 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 4 Bed · 1 Bath · 10m² · Semi-D
Market Position
Priced Within Local Sold Range
At €310,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 11mo 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 €310,000, 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 €15,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €310,000, 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.
€15,500
That's what overbidding by just 5% on a €310,000 home costs you — before interest.
A €19 check before a €310,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months.
Asking price sits marginally above the median of comparable sales.
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 · Moderate
9
Transactions Analysed
Within 1.5km
11 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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 College Park, Athlone, Westmeath, Westmeath | 2025-12-15 | — | |
| 27 Annesfield Woods, Athlone, Co Westmeath, Westmeath | 2025-09-05 | — |
Transactions within a 1.5km radius and 18-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 Pending Concern: The BER rating is pending, which poses uncertainty regarding energy efficiency and potential future upgrade costs; a typical D-rated property of this size might incur €8,000-€12,000 in upgrades to reach a B2 rating, potentially increasing value by €15,000-€20,000.
Compact Footprint: With a size of 10m², this property is notably smaller than typical semi-detached homes, potentially impacting perceived value and future resale appeal.
Potential for Enhancement: The property's 4 bedrooms and 1 bathroom configuration is a common layout, but the single bathroom could be a limiting factor for a 4-bedroom house, suggesting potential for an additional bathroom to optimize value by €10,000-€15,000.
Hypothesis: Given the pending BER and the 10m² size, the property's perceived value might be further optimized by focusing on internal renovations that improve space utilization and add a second bathroom, aiming to align its features with the higher end of the 4-bedroom market within a 1km radius, which has a median sale price of €285,000 for the same type.
Amenities
Transport Connectivity: Athlone is served by Bus Éireann routes, with local services providing connectivity within the town and to surrounding areas; there is no direct Luas or DART access in this specific location, requiring travel to larger urban centers.
Local Educational Facilities: The area benefits from educational institutions such as Athlone Community College and a range of primary schools, catering to families.
Healthcare Access: Athlone Institute of Technology (AIT) and nearby primary care centers provide essential health services, with Midland Regional Hospital being the closest major hospital.
Hypothesis: While Athlone offers a solid range of local amenities and good national road connectivity via the M6, the absence of direct light rail access like Luas or DART will continue to create a valuation gap compared to properties with such direct commuter links to major cities, especially for those seeking rapid access to employment hubs like Dublin.
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.