Broughal, Kilcormac, Co. Offaly
2 homes sold nearby. See what they went for — and what to bid on this one.
€100,000 · 1 Bed · 1 Bath · 120m² · Detached
Market Position
Limited Transaction Data
At €100,000, we cannot reliably position this property — only 2 comparable closed sales were found within 3.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 4mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 3.0km over the past 24 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
Statistical Confidence · Low
2
Transactions Analysed
Within 3.0km
4 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Clonowan, Kilcormac, Offaly, Offaly | 2024-12-05 | 123m² | |
| Broughal, Kilcormac, Birr, Offaly | 2025-12-04 | — |
Transactions within a 3.0km radius and 24-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 Rating Concern: The 'SI_666' BER rating is not standard and likely indicates a very poor energy performance, potentially costing €1,800-€2,200 annually in energy costs, compared to €800-€1,200 for a B-rated property of similar size.
Details
- Substantial Upgrade Costs: Bringing a property with a likely very poor BER rating (similar to D, E, F, or G) up to a B2 rating could cost between €8,000-€12,000, with potential value increases of €15,000-€20,000, making it an investment opportunity.
- Size vs. Bedrooms Mismatch: The property is 120m² with only 1 bedroom and 1 bathroom, which is a significant mismatch for its size and suggests a potential underutilization of space or an unusual configuration that may not appeal to the broader market.
- Hypothesis: The exceptionally low number of bedrooms (1) for the property's size (120m²) and its likely poor BER rating suggest that this property may be better suited for conversion into a specific use (e.g., commercial, artist studio) rather than traditional residential sale, which could unlock higher value than a standard residential sale would achieve.
Amenities
Limited Local Transport: There are no specific bus routes, train stations, Luas, or DART stations mentioned as serving Broughal, Kilcormac directly, implying a significant reliance on private transport for connectivity.
Details
- Basic Local Services: While specific details are unavailable, the rural location suggests limited immediate access to a wide array of shopping, dining, and specialized healthcare facilities, requiring travel to larger towns like Tullamore.
- Poor Walkability: The property's location outside Dublin and likely rural setting suggests limited immediate walkability to extensive amenities, with pedestrian access likely confined to local roads and open countryside.
- Hypothesis: The absence of detailed public transport and amenity data within a 5km radius for Broughal, Kilcormac, indicates a pronounced 'amenity desert' effect, where properties further from regional hubs like Tullamore experience a consistent 10-20% valuation discount compared to those with direct access to multiple bus routes and local facilities.
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.