Cloonshanville, Frenchpark, Co. Roscommon, F45 C638
10 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 2 Bath · 165m² · Bungalow
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 21mo 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 €250,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 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 sits marginally below the size-adjusted median. 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
10
Transactions Analysed
Within 5.0km
21 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Boyle Rd, French Pk, Roscommon, Roscommon | 2023-09-27 | 121.3m² | |
| Dehense, Frenchpark, Castlerea, Roscommon | 2025-04-03 | 100m² |
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 C2 Energy Efficiency: The C2 BER rating suggests moderate energy efficiency; while not requiring immediate costly upgrades, investing €3,000-€5,000 in insulation and draught-proofing could potentially improve its rating to a B and save approximately €200-€300 annually on energy costs compared to a D-rated property of similar size.
Details
- Generous Living Space: With 165m² of living space and 3 bedrooms, this bungalow offers a spacious configuration that aligns with the median of 3 bedrooms and 2 bathrooms in the wider market (100km radius), providing ample room for a family.
- Value Optimization Opportunity: While the C2 BER is acceptable, the €250,000 asking price leaves room for improvement. Achieving a B3 or B2 rating through targeted upgrades costing €5,000-€9,000 could potentially add €10,000-€15,000 to its market value, especially if other properties in the immediate vicinity have lower BER ratings.
- Hypothesis: The property's current C2 BER rating, while not critically low, represents a missed opportunity for significant value enhancement; a strategic investment in energy efficiency upgrades, focusing on a target of a B-grade BER, could not only reduce operational costs by an estimated €500-€800 annually but also position it more competitively against a market increasingly focused on sustainable living and lower running expenses.
Amenities
Limited Direct Connectivity: Frenchpark is not directly served by any specific Dublin Bus routes, train stations, Luas, or DART stops listed in the data, implying that reliance on private transport is essential for commuting to major employment hubs like Dublin.
Details
- Local Services Availability: The immediate area around Frenchpark, while rural, typically offers local amenities such as Scoil Naomh Padraig (primary school) and a local post office and shop, catering to daily needs within a short drive.
- Commuter Challenges: Travel to larger towns like Ballaghaderreen (approx. 10km) or Boyle (approx. 20km) would be necessary for a wider selection of supermarkets, secondary schools, and healthcare facilities like the Roscommon University Hospital (approx. 30km), indicating limited walkability for extensive services.
- Hypothesis: The property's location in Cloonshanville, Frenchpark, Co. Roscommon, while offering rural tranquility, presents significant connectivity challenges for commuters to urban centres, with the absence of direct public transport links likely impacting its appeal and value proposition for a broader buyer demographic compared to properties in more accessible regional towns.
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.