cuilbeg, rooskey, co. roscommon, rooskey, co. roscommon, n41 nd79
22 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 22 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.
22 closed sales nearby · 17mo 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.
Instant access · No subscription · Refund if not useful
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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €220,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
22 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 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 · High
22
Transactions Analysed
Within 5.0km
17 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 · 22 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.
Details
- 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.
Details
- 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 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.