Cornamaddy Court, Athlone, Co. Westmeath
9 homes sold nearby. See what they went for — and what to bid on this one.
€340,000 · 4 Bed · 3 Bath · 120m² · End of Terrace
Market Position
Priced Above Local Sales
At €340,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
9 closed sales nearby · 9mo 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 €340,000, 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 €17,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €340,000, 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.
€17,000
That's what overbidding by just 5% on a €340,000 home costs you — before interest.
A €19 check before a €340,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €340,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above 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 · Moderate
9
Transactions Analysed
Within 3.0km
9 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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Coill Ur, Ballymahon Rd, Athlone, Westmeath | 2025-04-17 | 124m² | |
| 38 Hill Court, Cartron Troy, Athlone, Westmeath | 2025-10-06 | 89m² |
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
A2 BER Advantage: The A2 BER rating offers significant long-term savings, with estimated annual energy costs of €800-€1,200, compared to €1,800-€2,200 for a typical D-rated property of similar size in the area.
Details
- Generous Space: With 120m² and 4 bedrooms, this property offers ample space, exceeding the median of 3 bedrooms and 3.0 bathrooms recorded within 100km over 180 days, positioning it favorably for larger families or those seeking more room.
- Value Optimisation: The property's estimated value of €287,094 suggests that the €340,000 asking price represents a significant uplift; aligning the price with market comparables would unlock immediate value, especially considering its high BER rating.
- Hypothesis: The A2 BER rating, while excellent, may not be fully priced into the current market perception within the 10km radius, where BER ratings are unknown; a focused marketing effort highlighting the long-term cost savings and environmental benefits could attract buyers willing to pay a premium for such efficiency, potentially bridging the gap to the asking price.
Amenities
Connectivity Hub: Athlone is served by national routes, ensuring accessibility. While specific bus routes or train stations are not detailed in the provided data for this immediate vicinity, its 'Outside Dublin' location implies reliance on national transport networks.
Details
- Local Services: The area likely benefits from Athlone town's amenities, which typically include shopping centers like Athlone Towncentre, educational institutions such as TUS Athlone, and healthcare facilities like Midland Regional Hospital, Athlone.
- Family Amenities: Proximity to schools like Our Lady's Bower and St. Aloysius College, along with childcare options and parks, would typically be available in a developed area like Athlone, enhancing family appeal.
- Hypothesis: Given Athlone's status as a regional hub, the lack of specific transport route data within the provided metrics suggests a potential reliance on private transport for accessing wider amenities and employment centers; however, the presence of a regional hospital and third-level education would support local demand and property values.
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.