Corroy, Ballymurray, Roscommon, Co. Roscommon, F42 WE14
16 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 4 Bed · 5 Bath · 252m² · Detached
Market Position
Priced Within Local Sold Range
At €450,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 2.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 18mo 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above the median of comparable sales. 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 · High
16
Transactions Analysed
Within 5.0km
18 months
Data Freshness
Most recent sale age
±20%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Moneymore, Knockcroghey, Co. Roscommon, Roscommon | 2023-09-22 | 300.5m² | |
| Main St, Knockcroghery, Roscommon, Roscommon | 2023-12-14 | — |
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
BER Energy Savings: With a B BER rating, annual energy costs are estimated to be €1,300-€1,700, offering annual savings of approximately €500-€900 compared to a D-rated property of similar size.
Generous Proportions: At 252.0m², the property offers significantly more space than the typical 3-bedroom homes, potentially attracting larger families or those seeking ample living areas.
Upgrade Potential: Improving the BER rating from B to A would likely cost €5,000-€9,000 and could enhance the property's market appeal and future resale value by an estimated €10,000-€15,000.
Hypothesis: Given the B BER rating and generous size, further investment in energy efficiency, such as installing solar panels (estimated €4,000-€7,000), could boost the BER to A and unlock an additional 5-7% in market value, capitalising on the growing demand for sustainable homes.
Amenities
Limited Public Transport: There are no direct bus routes, Luas, or DART stations serving Corroy, Ballymurray directly, necessitating reliance on private transport for connectivity.
Rural Lifestyle Amenities: The area offers a focus on rural amenities with local shops and cafes likely found in nearby villages like Ballymurray, but specific names are not provided in the data.
Healthcare Access: The nearest significant healthcare facilities, such as Roscommon County Hospital, would require travel outside the immediate Ballymurray area, indicating a reliance on car access for medical services.
Hypothesis: The lack of direct public transport links and limited visible nearby amenities suggests that the property's value is primarily driven by its rural setting and potential for a quieter lifestyle, rather than by convenience or access to urban services, which could limit its appeal to a specific buyer demographic.
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.