cuilbeg, rooskey, co. roscommon, rooskey, co. roscommon, n41 nd79
21 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 3 Bed · 2 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €220,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 6.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 closed sales nearby · 19mo 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 €220,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, 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.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
21 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
21
Transactions Analysed
Within 5.0km
19 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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cloonshannagh, Rooskey, Co Roscommon, Roscommon | 2024-02-14 | 128m² | |
| Cloonshannagh, Rooskey, Roscommon, Roscommon | 2024-12-11 | 167.2m² |
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
Energy Uncertainty: With an 'Unknown' BER rating (SI_666), potential buyers face uncertainty regarding energy efficiency; upgrading from a D to a B2 rating typically costs €8,000-€12,000 but could increase value by €15,000-€20,000, while current annual energy costs for a D-rated property of this size are estimated at €1,800-€2,200, compared to €800-€1,200 for B-rated properties.
Optimal Configuration: At 120m² with 3 bedrooms and 2 bathrooms, this detached property aligns perfectly with the median bedroom and bathroom count for properties sold within a 20km radius over the past 180 days, making it a desirable family home.
Size Advantage: Classified as 'Large' at 120m², this property offers ample living space that is well-suited to the area, providing more square footage than many comparable properties within the 20km radius.
Hypothesis: Given that 100% of BER ratings in the 5km radius are unknown, properties with a certified and improved BER will gain a significant competitive edge and potentially achieve a premium over unrated or poorly rated counterparts as buyer awareness of energy efficiency increases.
Amenities
Local Connectivity: Rooskey offers Bus Éireann Route 470, providing connections to Longford and Mohill, with the nearest train station located in Carrick-on-Shannon, approximately 12km away, offering intercity rail services.
Family Focus: Rooskey National School serves primary education needs directly within the village, complemented by Little Acorns Montessori & Pre-School for early childcare, appealing to families with young children.
Daily Conveniences: Essential daily needs are met with Flynn's Pharmacy Rooskey and local shops within walking distance in the village center, alongside The Weirside Bar & Restaurant for local dining and social amenities.
Hypothesis: The blend of local village amenities and excellent proximity to the River Shannon (a major lifestyle draw for boating and leisure) positions Rooskey as an attractive choice for buyers seeking a balanced lifestyle, potentially enhancing the long-term value of properties offering direct access to these features.
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.