Chancery Lane, Tullamore, Tullamore, Co. Offaly, R35 KW13
9 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 3 Bed · 2 Bath · 148m² · Bungalow
Market Position
Priced Within Local Sold Range
At €450,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 6mo 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 €450,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 verified closed sales within 3.0km · 18 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
Statistical Confidence · Moderate
9
Transactions Analysed
Within 3.0km
6 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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Church Road, Tullamore, Co Offaly, Offaly | 2025-09-25 | 147m² | |
| 19 Ashley Court, Tullamore, Offaly, Offaly | 2026-01-28 | 188m² |
Transactions within a 3.0km radius and 18-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 D1 BER rating to a C1 could cost approximately €4,000-€7,000 and potentially increase the property's value by €8,000-€12,000.
Space Efficiency: The 148m² bungalow with 3 bedrooms and 2 bathrooms offers a functional layout, though it is 61.5% larger than the median sale price for properties within 1km (€230,000), indicating a premium for size.
Value Optimization Potential: Addressing the D1 BER rating presents a clear opportunity for value enhancement, with potential for cost savings and increased market appeal through targeted energy upgrades.
Hypothesis: Given the D1 BER rating and a property value significantly above the immediate 1km median sale price, a strategic investment in energy efficiency upgrades (e.g., to a C rating) could unlock a further €8,000-€12,000 in value, making the upgrade cost of €4,000-€7,000 highly attractive.
Hypothesis: The size of this bungalow (148m²) is considerably larger than the typical properties transacted within 1km (median sale price €230,000), suggesting that buyers in this specific area are willing to pay a significant premium for larger homes, and this size could be a key driver of its higher valuation.
Hypothesis: The €473,275 estimated value for a D1 rated 148m² bungalow implies that the market is not solely driven by energy efficiency, but that factors such as plot size, location within Tullamore, and the bungalow style itself contribute significantly to its higher valuation compared to smaller, potentially more energy-efficient homes nearby.
Hypothesis: The existence of 275 properties within a 1km radius, combined with the D1 BER rating of this specific bungalow, suggests that the local market may tolerate lower BER ratings if other desirable features like size, plot, or specific location attributes are present, but future upgrades would still be prudent for long-term value retention.
Amenities
Transport Connectivity: Tullamore train station provides direct services to Dublin Heuston, offering commuter access, with bus services also available though specific route numbers are not provided in the raw data.
Local Amenities: The area benefits from numerous amenities including Tullamore General Hospital for healthcare, numerous shops and supermarkets like Dunnes Stores, and a variety of restaurants and cafes contributing to a well-serviced town.
Walkability and Services: Chancery Lane offers reasonable walkability to Tullamore town centre amenities, including schools like Tullamore Educate Together National School and Coláiste Choilm, and local parks such as Lloyd Town Park.
Hypothesis: The presence of Tullamore General Hospital and the town's designation as a regional centre suggest that the demand for properties like this bungalow is likely supported by a stable local employment base and robust essential services, contributing to its higher valuation compared to more rural locations.
Hypothesis: While specific bus routes are not detailed, Tullamore's status as a county town implies a network of local and regional bus services connecting it to surrounding areas and potentially Dublin, enhancing its appeal for those seeking a balance between town living and connectivity.
Hypothesis: The availability of multiple schools (primary and secondary) and childcare facilities within Tullamore town suggests a strong family-oriented appeal for the area, which could be a significant factor driving demand and supporting property values.
Hypothesis: The relatively high estimated value of €473,275 for a D1 rated bungalow outside Dublin, despite Tullamore's established amenities, may indicate that the market for well-located, detached family homes in regional towns is experiencing strong demand, possibly due to a combination of affordability compared to larger cities and the draw of established local infrastructure.
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.