Coosan, Athlone, Athlone, Co. Westmeath, N37 K7C2
19 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 5 Bed · 3 Bath · Detached
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Market Position
At the Upper End of Local Sales
At €575,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
19 closed sales nearby · 10mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €575,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €19 check before a €575,000 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 19 verified local sales · High confidence
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Price Distribution Analysis
19 verified closed sales within 3.0km · 18 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.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 1% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 35% 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
€575,000
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 · High
19
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±14%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Coosan, Athlone, Co Westmeath, Westmeath | 2025-04-08 | 153m² | |
| Hillquarter, Coosan, Athlone, Westmeath | 2025-12-15 | — |
Transactions within a 3.0km radius and 18-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 Improvement Opportunity: With a C3 BER rating, potential upgrades to a B2 could cost €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,400-€1,800 (for C3) to €900-€1,300 (for B2).
Space Efficiency: The property offers a generous 120m² of living space with 5 bedrooms and 3 bathrooms, which is a strong configuration for larger families and likely above the average size for properties sold within a 1km radius, given the €322,083 median sale price.
Value Optimization: The asking price of €575,000 is €16,288 less than the estimated value of €591,288, presenting a slight discount that could be attractive to buyers if the property's condition meets expectations.
Hypothesis: The C3 BER rating, while not poor, represents a missed opportunity for significant cost savings and value enhancement; further investment in energy efficiency beyond typical upgrades could make this property a market leader in terms of long-term operational costs and resale appeal in the Coosan area.
Amenities
Transport Connectivity: While specific bus routes and train stations serving Coosan, Athlone are not provided, its location outside Dublin suggests reliance on local bus services and the Athlone train station for wider connectivity, likely requiring private transport for daily commutes.
Local Lifestyle Access: The Coosan area of Athlone offers proximity to amenities such as Lough Ree for recreational activities, various local shops and supermarkets within Athlone town, and healthcare facilities like the Bon Secours Hospital Athlone and local GP clinics.
Family and Education Facilities: Specific schools and childcare facilities in the immediate Coosan vicinity are not detailed, but Athlone town provides a range of primary and secondary schools including St. Joseph's College and Mercy Primary School, along with numerous childcare options.
Hypothesis: The property's 'outside Dublin' classification, coupled with the lack of specific transport route data, implies that its appeal and valuation will heavily depend on local infrastructure development plans and the quality of existing community amenities within Athlone town rather than direct commuter links to a major urban center.
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.