Convent Road, Ballaghaderreen, Co. Roscommon, F45 YK85
7 homes sold nearby. See what they went for — and what to bid on this one.
€179,000 · 4 Bed · 1 Bath · 124m² · Detached
Market Position
Below Typical Sale Prices
At €179,000, 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.
7 closed sales nearby · 14mo 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 €179,000, 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 €8,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €179,000, 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.
These signals interact — full analysis in report.
€8,950
That's what overbidding by just 5% on a €179,000 home costs you — before interest.
A €19 check before a €179,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €179,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 24 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 · Moderate
7
Transactions Analysed
Within 3.0km
14 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 Friarshill Close, Convent Rd, Ballaghadereen, Roscommon | 2025-07-11 | 103m² | |
| Castlerea Rd, Ballaghadereen, Roscommon, Roscommon | 2025-03-27 | 201m² |
Transactions within a 3.0km radius and 24-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
Significant BER Upgrade Opportunity: Upgrading this E2 BER-rated property to a B2 rating could cost between €15,000-€25,000, yet potentially increase its market value by €25,000-€40,000, representing a strong return on investment.
Details
- Energy Cost Savings Potential: With an E2 BER, the property's annual energy costs are estimated to be €2,500-€3,500, which could be reduced significantly to €1,000-€1,500 if upgraded to a B2 rating, saving a buyer €1,000-€2,500 annually.
- Spacious Yet Under-bathed: At 124m², this 4-bedroom detached property offers generous living space, but its single bathroom for four bedrooms is below the median of 2 bathrooms for properties sold in the 5km radius, which may necessitate an upgrade for modern family living.
- Hypothesis: Value-Added Modernisation Hypothesis: The property's large size and detached nature in a market with a median of 3 beds and 2 baths suggest that a strategic investment in a second bathroom and BER upgrades would disproportionately increase its appeal and market value, making it a prime candidate for buyers seeking to add significant value through renovation.
Amenities
Essential Regional Transport Links: The property benefits from key Bus Éireann routes serving Ballaghaderreen, including the 440 (connecting Westport, Ballina, and Athlone) and 458 (linking Galway and Sligo), providing essential regional connectivity.
Details
- Comprehensive Local Services: Residents have immediate access to all essential services, including SuperValu and Lidl for groceries, local pharmacies, the Ballaghaderreen Primary Care Centre, and multiple primary and secondary schools such as St. Aidan's National School and St. Nathy's College, all within a short walk.
- Family-Friendly and Active Lifestyle: The area supports a family-friendly lifestyle with local childcare facilities like Kidz R Us Childcare, recreational options at The Phoenix Leisure Centre, and the Ballaghaderreen Golf Club nearby, complemented by regional attractions like Lough Key Forest and Activity Park (approx. 25km).
- Hypothesis: Enhanced Rural Appeal Hypothesis: Ballaghaderreen's blend of strong local amenities and strategic regional bus connectivity positions it as an increasingly attractive option for families and remote workers seeking a balanced lifestyle outside major urban centers, potentially boosting demand for well-located properties like this one.
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.