Cappanrush, Kilbeggan, Ardmorney, Co. Westmeath, N91 PN34
12 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 4 Bed · 3 Bath · 271m² · Detached
Market Position
Below Typical Sale Prices
At €425,000, 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.
12 closed sales nearby · 16mo 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €425,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 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 · High
12
Transactions Analysed
Within 5.0km
16 months
Data Freshness
Most recent sale age
±20%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cappanrush, Rahugh, Kilbeggan, Westmeath | 2024-09-23 | 456m² | |
| Rathgarrett, Tyrrellspass, Co Westmeath, Westmeath | 2025-08-27 | 109m² |
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: With a C3 BER rating, upgrading to a B2 could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by an estimated €600-€1,000 compared to its current rating.
Details
- Generous Proportions: The property's 271.0m² size is significantly larger than the 100km radius median of 3 bedrooms and 2 bathrooms, offering ample space that appeals to larger families or those seeking extensive living areas.
- Modern Configuration: The property features 4 bedrooms and 3 bathrooms, aligning with the higher end of the market, with the 10km radius showing a median of 4 bedrooms, suggesting a desirable and practical layout for many buyers.
- Hypothesis: While the C3 BER rating is a moderate energy performance, its size and bedroom/bathroom configuration are strong assets. The key to optimizing its value lies in demonstrating the potential for significant energy cost savings and value enhancement through targeted BER upgrades, making it an attractive proposition for buyers seeking both space and future investment potential.
Amenities
Connectivity Gaps: Being located outside Dublin, there are no direct Luas, DART, or immediate major train station links mentioned in the data for this specific address, suggesting potential reliance on private transport for extensive travel.
Details
- Limited Local Retail: While specific shops are not detailed, the 'outside Dublin' classification typically implies that major retail hubs and extensive shopping centres may require significant travel, impacting daily convenience for some buyers.
- Healthcare Proximity Unknown: Specific hospitals or clinics are not listed for the immediate vicinity of Cappanrush, Kilbeggan, Ardmorney, Co. Westmeath, making it difficult to assess immediate healthcare access without further information.
- Hypothesis: The property's rural location outside of Dublin presents a trade-off between potential tranquility and reduced immediate access to a dense network of public transport, diverse retail, and specialist healthcare facilities. Future value appreciation in this specific area will likely be heavily influenced by any planned infrastructure developments that improve connectivity or enhance local service provision, such as new public transport links or the establishment of key community amenities.
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.