Balloo, Granard, Co. Longford, Lisryan, Co. Longford, N39 XV21
8 homes sold nearby. See what they went for — and what to bid on this one.
€235,000 · 3 Bed · 1 Bath · 98m² · Bungalow
Market Position
Priced Within Local Sold Range
At €235,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 5.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 23mo 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 €235,000, 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 €11,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €235,000, 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.
€11,750
That's what overbidding by just 5% on a €235,000 home costs you — before interest.
A €39 check before a €235,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
€39 for your strategy on a €235,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price sits marginally below the median transaction level.
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
8
Transactions Analysed
Within 5.0km
23 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Aghareagh, Lisryan, Granard, Longford | 2023-11-30 | 74m² | |
| Coolnagun, Lismacaffrey, Westmeath, Westmeath | 2024-05-10 | — |
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
BER Improvement Opportunity: Upgrading the D2 BER rating to a B2 could cost approximately €8,000-€12,000, with potential to increase property value by €15,000-€20,000 based on local market premiums for energy efficiency.
Energy Cost Comparison: The current D2 BER rating likely results in annual energy costs of €1,800-€2,200, significantly higher than the €800-€1,200 expected for a B-rated property of similar size in the area.
Compact Footprint: With 98m², the bungalow offers a functional layout for its size, but could be considered compact compared to larger family homes potentially available in wider areas, though it aligns with the single sale within 1km for a similar broad type.
Hypothesis: Investments in insulation, heating systems, and window upgrades to achieve a B2 or higher BER rating could yield a return on investment of over 100% in increased market value within 2-3 years, particularly if local demand prioritizes energy efficiency.
Amenities
Limited Public Transport: While Granard has some local bus services, there are no direct links to major public transport hubs like train stations or Luas/DART stops mentioned in the data for Balloo, indicating reliance on private transport for wider connectivity.
Local Amenities Accessible: Granard town centre, approximately 3km away, offers essential services including supermarkets like SuperValu, local pharmacies, and St. Mary's National School and Granard CBS.
Rural Lifestyle: The location in Balloo, Granard, offers a more rural setting, with access to local walking routes and countryside, but lacks immediate proximity to major shopping centres or a wide array of restaurants and cafes found in larger urban areas.
Hypothesis: The perceived lack of direct public transport links to major urban centres within the provided data for this specific Balloo address suggests that its appeal is primarily to those seeking a quieter, rural lifestyle who already possess or prefer private transport, which may limit its buyer pool compared to properties with better connectivity.
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.