Caher, Castlerea, Co. Roscommon, F45 CK15
5 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 6 Bed · 3 Bath · 237m² · Detached
Market Position
Below Typical Sale Prices
At €275,000, 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.
5 closed sales nearby · 17mo recency · Low 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €25 check before a €275,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
5 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 size-adjusted median, 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 · Low
5
Transactions Analysed
Within 5.0km
17 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Annagh, Trien, Castlerea, Roscommon | 2024-08-14 | 207.5m² | |
| Kilkeevan Park, Castlerea, Roscommon, Roscommon | 2025-03-28 | 148.6m² |
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 Rating Improvement Opportunity: The C1 BER rating suggests potential for energy efficiency upgrades; bringing this property to a B2 standard could cost approximately €8,000-€12,000 and may increase its market value by €15,000-€20,000, representing a smart investment.
Energy Cost Savings: With a C1 BER, annual energy costs are estimated to be around €1,400-€1,800, compared to potentially €900-€1,300 for a B-rated property of similar size, offering annual savings of €500-€700.
Spacious Configuration: Featuring 6 bedrooms and 3 bathrooms spread across 237.0m², the property offers ample living space which is generally desirable, though may require modernization to align with current market expectations for this size.
Hypothesis: Given the C1 BER rating and the substantial size, a targeted renovation focusing on energy efficiency and modernizing key living areas could unlock significant value, potentially making it one of the most appealing properties in its immediate vicinity if brought up to a higher standard.
Amenities
Transport Connectivity: While specific routes are not provided for Caher, Castlerea, Co. Roscommon, the area is typically served by local bus services connecting to larger transport hubs, and the nearest train station is Castlerea Train Station.
Educational Facilities: Local primary schools such as Scoil Mhuire Primary School and secondary options like Coláiste an Chreagáin are situated in Castlerea, providing accessible education for families.
Healthcare Access: Residents have access to Castlerea Primary Care Centre and local pharmacies, with larger hospital facilities available in nearby towns like Roscommon County Hospital.
Hypothesis: The current amenity offering, while functional for local needs, may be a limiting factor for broader buyer appeal; significant investment in local transport infrastructure or the development of more diverse retail and lifestyle amenities within a closer radius could substantially enhance property values.
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.