Drummond Cross, Killucan, Cloghan, Co. Westmeath, N91 KD68
17 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 4 Bed · 2 Bath · 130m² · Bungalow
Market Position
Priced Within Local Sold Range
At €350,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 6.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 closed sales nearby · 10mo 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 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 is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
17
Transactions Analysed
Within 5.0km
10 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Clonlost, Killucan, Westmeath, Westmeath | 2025-06-19 | 157m² | |
| Clonickivant, Killucan, Co Westmeath, Westmeath | 2025-10-17 | 232m² |
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 Cost Improvement: Upgrading from the current C3 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Spacious Configuration: The property offers a generous 130m² of living space across 4 bedrooms and 2 bathrooms, positioning it as larger than the 3-bedroom median found within 100km (median_beds: 3.0) and indicating good space efficiency for its type.
- Value Optimisation Opportunity: Given a C3 BER, investing in insulation and heating upgrades for an estimated €8,000-€12,000 could enhance its market appeal and potentially justify a higher asking price, aligning it better with the €320,000 median sale price within a 10km radius.
- Hypothesis: The current C3 BER, while not poor, represents a missed opportunity for significant value enhancement, as the €8,000-€12,000 investment in upgrades could yield a €15,000-€20,000 increase in market value, making it more competitive with higher-rated properties in a market where energy efficiency is increasingly a premium factor.
Amenities
Limited Local Connectivity: The property's rural location in Killucan means limited direct public transport; there are no readily identifiable specific bus routes, Luas, or DART stations serving Drummond Cross directly, requiring private transport for most journeys.
Details
- Essential Local Services: While specific amenities are not detailed, Killucan typically offers essential services such as primary schools like St. Mary's National School and healthcare access through local GPs and pharmacies, but lacks larger retail or major transport hubs.
- Walkability Concerns: The rural setting suggests limited walkability to substantial amenities, with local walking routes likely focused on rural roads rather than pedestrian-friendly infrastructure or nearby parks and cafes.
- Hypothesis: The lack of readily available public transport and limited specific local amenity data suggests that Drummond Cross's value proposition hinges on its quiet, rural setting rather than connectivity or urban convenience, implying that its appeal is limited to a niche buyer seeking a more secluded lifestyle and who relies on private transport.
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.