Curnalee, Curraghboy, Athlone, Co Roscommon, N37 YF83
3 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 5 Bed · 3 Bath · Bungalow
Some listing details are missing · add them to improve the analysis
Market Position
Significantly Above Local Sales
At €375,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 28mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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.
Financial Exposure · 37% 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
€375,000
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 · Low
3
Transactions Analysed
Within 5.0km
28 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Curnalee, Curraghboy, Athlone, Roscommon | 2023-12-18 | 144m² | |
| Cam, Brideswell, Athlone, Roscommon | 2025-09-12 | 144m² |
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 Efficiency: With a B2 BER rating, this property offers good energy efficiency, likely resulting in annual energy costs between €1,300 - €1,700, significantly lower than an average D-rated property of similar size which could incur €2,000 - €2,500 annually.
Details
- Generous Size: The 120.0m² size is ample for a family, and with 5 bedrooms and 3 bathrooms, it offers a more spacious configuration than the 100km radius median of 3 bedrooms and 2 bathrooms.
- Value Optimization: While the BER is good, investing €5,000-€8,000 to potentially achieve an A3 rating could yield a property value increase of €8,000-€12,000, demonstrating a clear return on investment for further energy upgrades.
- Hypothesis: The B2 BER rating is commendable, but the relatively high asking price coupled with 5 bedrooms and 3 bathrooms suggests that the market in this specific locale may prioritize quantity of bedrooms and bathrooms over ultimate energy efficiency, potentially indicating a niche buyer profile seeking space above all else, which could limit the upside from further BER improvements compared to more price-sensitive markets.
Amenities
Transport Connectivity: Connectivity is limited, with no specific bus routes, train stations, Luas, or DART stops mentioned as directly serving Curraghboy, suggesting reliance on private transport.
Details
- Local Services: Athlone town, approximately 15-20km away, offers a range of amenities including the Athlone Towncentre shopping complex, multiple supermarkets like Tesco and Dunnes Stores, and amenities like Athlone General Hospital.
- Educational Access: While local primary schools like Curraghboy National School are likely present, access to further education would typically require travel to Athlone for institutions such as Athlone Institute of Technology.
- Hypothesis: The lack of direct public transport links and the distance to larger urban centers like Athlone suggest that property value in Curraghboy is heavily influenced by its rural setting and intrinsic property features, rather than external connectivity, making it less appealing for daily commuters to major employment hubs but potentially attractive for those seeking a quieter, more secluded lifestyle.
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.