coola, baylin, athlone, co. westmeath, n37 r8k1
6 homes sold nearby. See what they went for — and what to bid on this one.
€649,000 · 4 Bed · 3 Bath · 229m² · Detached
Market Position
At the Upper End of Local Sales
At €649,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
6 closed sales nearby · 10mo 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 €649,000, 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 €32,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €649,000, 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.
€32,450
That's what overbidding by just 5% on a €649,000 home costs you — before interest.
A €19 check before a €649,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €649,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
10 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Coola, Baylin, Athlone, Westmeath | 2025-12-05 | 229m² | |
| Baylin, Athlone, Westmeath, Westmeath | 2024-12-12 | — |
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
Exceptional Energy Efficiency: With a B2 BER rating, this property offers significant energy savings, with estimated annual energy costs of €800-€1,200, representing savings of €1,000-€1,400 compared to D-rated properties of similar size which typically incur €1,800-€2,200 annually.
Details
- Substantial Living Space: At 229m², this detached 4-bedroom, 3-bathroom residence is classified as "2X Very Large," providing expansive living areas that are considerably more spacious than the median 3-bedroom, 2-bathroom configurations seen in local sales.
- Premium Configuration Advantage: The property's 4 bedrooms and 3 bathrooms exceed the local median of 2 bathrooms and 3 or 4 bedrooms within a 5km radius, offering a more desirable and functional layout for larger families or those seeking extra convenience.
- Hypothesis: Given its generous 229m² size and B2 BER, this property may represent a 'future-proof' investment, as growing demand for larger, energy-efficient homes outside congested urban centres like Dublin could command a premium, especially if it appeals to remote workers or expanding families.
Amenities
Regional Transport Hub Access: While Baylin itself is a more rural setting, the property benefits from proximity to Athlone, offering access to Athlone Train Station with intercity rail services and comprehensive Bus Éireann routes connecting to major cities like Dublin and Galway.
Details
- Comprehensive Local Facilities: Residents can access a full range of amenities in nearby Athlone, including educational facilities like Athlone Community College and Technological University of the Shannon (TUS Athlone Campus), major shopping centers like Athlone Towncentre, and healthcare services at Athlone Primary Care Centre.
- Lifestyle and Family Appeal: The area offers a blend of lifestyle amenities such as Athlone Castle and Lough Ree for leisure, alongside essential family services including specific schools like St. Mary's National School and various childcare facilities throughout Athlone, though daily errands likely require a car from Baylin.
- Hypothesis: The property's location in Baylin, while offering a quieter rural lifestyle, could see increasing value as an attractive option for buyers prioritizing space and affordability while retaining reasonable access to a large regional town like Athlone, particularly if remote work trends continue to decentralise population from major cities.
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.