Coolcam, Ballinlough, Garranlahan, Co. Roscommon, F45 XW27
3 homes sold nearby. See what they went for — and what to bid on this one.
€50,000 · 2 Bed · 1 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €50,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 23mo 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 3 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
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
23 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Granlahan, Ballinlough, Roscommon, Roscommon | 2023-10-25 | 81m² | |
| Cloonarkin, Cloonfad, Ballyhaunis, Roscommon | 2024-05-20 | 58.6m² |
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
Significant BER Upgrade Needed: To improve from an E2 rating to a C1, estimated costs for insulation, window upgrades, and a new heating system would range from €10,000 to €18,000, potentially increasing the property's value by €15,000 to €25,000.
Details
- Spacious Configuration: With 120m² of space and 2 bedrooms, the property offers approximately 60m² per bedroom, providing a generous living area relative to its bedroom count.
- Value Optimization Opportunity: Investing €10,000-€18,000 to upgrade the E2 BER rating to a C1 could unlock an estimated €15,000-€25,000 in value uplift and reduce annual energy costs by an estimated €1,000-€1,500 compared to its current rating.
- Hypothesis: The significant disparity between the property's E2 BER rating and the median BER rating of 2 (indicating C/D grade properties) in the wider 100km market suggests that a targeted BER upgrade could significantly enhance its market appeal and saleability.
Amenities
Limited Local Connectivity: Public transport options for Coolcam, Ballinlough, Garranlahan are not specified in the data, suggesting potential reliance on private transport for accessing amenities.
Details
- Distant Key Services: While not specified, the rural location implies that major shopping centres like Athlone Towncentre (approx. 40km away) and healthcare facilities such as Roscommon University Hospital (approx. 30km away) would require significant travel.
- Rural Lifestyle Focus: The lack of specific local amenities such as nearby bus routes, schools, or retail outlets in the provided data suggests the area is primarily residential and rural, prioritizing tranquility over urban convenience.
- Hypothesis: The property's remote location, lacking immediate access to specific named transport routes or services like Ballinlough National School (based on general knowledge of such areas), indicates that its value proposition is heavily dependent on its intrinsic attributes rather than its immediate amenity offering.
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.