Clooneen House, Mill and Gardens, Granard, Co. Longford, N91 C432
4 homes sold nearby. See what they went for — and what to bid on this one.
€775,000 · 6 Bed · 4 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Significantly Above Local Sales
At €775,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 18mo 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 4 comparable transactions within 5.0km over the past 36 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
4 verified closed sales within 5.0km · 36 months. 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.
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.
Financial Exposure · 123% 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
€775,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
18 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cloncallow, Forgney, Ballymahon, Longford | 2025-01-22 | — | |
| Templepatrick, Ballymore, Westmeath, Westmeath | 2024-10-31 | 270m² |
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
High Renovation Cost: Upgrading the SI_666 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Below Average Size: At 120.0m², the property is of average size, but its 6 bedrooms and 4 bathrooms suggest a potential for underutilised space or a configuration not aligned with current market demand for smaller, more efficient homes.
Value Optimisation Opportunity: Investing in energy efficiency upgrades from SI_666 to a B2 rating would not only reduce annual energy costs (estimated €1,800-€2,200 for SI_666 vs €800-€1,200 for B2) but also enhance market appeal and resale value.
Hypothesis: The combination of a poor BER rating and a high number of bedrooms for its size suggests a property that may require significant investment to meet modern energy efficiency standards and layout preferences, potentially limiting its appeal to a niche market of buyers willing to undertake such renovations.
Amenities
Limited Public Transport: The property's rural location means it is not directly served by specific bus routes like Dublin Bus 25, 66, 67, nor is it near Luas or DART stations.
Basic Local Services: Granard town centre offers essential retail, including a Lidl supermarket, and some local cafes, but lacks extensive shopping centres or a wide variety of restaurants.
Healthcare Access: Nearby healthcare facilities include Granard Primary Care Centre and Mullingar General Hospital, located approximately a 30-minute drive away, suggesting limited immediate access.
Hypothesis: The property's location outside major urban centres, while offering seclusion, significantly impacts its accessibility to public transport and a broad range of amenities, suggesting that buyers for this property will likely prioritize privacy and space over convenience and connectivity.
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.