Ballyformoyle, Keadue, Boyle, Co. Roscommon, F52 Y172
15 homes sold nearby. See what they went for — and what to bid on this one.
€249,900 · 2 Bed · 1 Bath · 135m² · Detached
Market Position
Priced Within Local Sold Range
At €249,900, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 4.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 21mo 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 €249,900, 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 €12,495 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €249,900, 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.
€12,495
That's what overbidding by just 5% on a €249,900 home costs you — before interest.
A €19 check before a €249,900 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 above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 11% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€249,900
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
15
Transactions Analysed
Within 5.0km
21 months
Data Freshness
Most recent sale age
±17%
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 |
|---|---|---|---|
| Cloongreaghan, Cootehill, Boyle, Roscommon | 2025-05-23 | 101.1m² | |
| The Dales, Cleen, Knockvicar, Roscommon | 2024-05-03 | 20.2m² |
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 C3 Efficiency: The C3 BER rating suggests reasonable energy efficiency, likely resulting in annual energy costs of approximately €1,400-€1,800, significantly better than lower-rated properties.
Value Enhancement Potential: Upgrading the C3 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a clear return on investment.
Spacious Configuration: With 135m² across 2 bedrooms and 1 bathroom, the property offers a generous living space per bedroom, potentially appealing to those seeking room to grow or for specific lifestyle needs.
Hypothesis: Given the C3 BER rating, strategic energy upgrades could not only reduce ongoing costs by an estimated €500-€1,000 annually compared to a D-rated property but also significantly enhance the property's market appeal and resale value, positioning it favourably against older, less efficient stock.
Amenities
Limited Direct Public Transport: Based on location in Keadue, Co. Roscommon, direct bus routes or train stations are not immediately apparent within this rural setting, requiring reliance on private transport for most journeys.
Local Services Access: While specific shops and schools are not detailed, rural areas like Keadue typically offer basic local services, with larger retail and educational facilities likely located in nearby towns such as Boyle or Carrick-on-Shannon.
Rural Lifestyle Focus: The property's location suggests a focus on rural living, with potential access to natural amenities, but it indicates a longer commute to major urban centres or specialised services like larger hospitals or diverse retail complexes.
Hypothesis: The lack of direct public transport links and the need to travel to larger towns for comprehensive amenities suggest that properties in Ballyformoyle cater to a niche market prioritising rural tranquility, and any future infrastructure investment in public transport would significantly boost property value and accessibility.
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.