Drumnalasson, Ballaghaderreen, Roscommon, Ballaghaderreen, Co. Roscommon, F45 KV20
7 homes sold nearby. See what they went for — and what to bid on this one.
€139,000 · 3 Bed · 1 Bath · 108m² · Detached
Market Position
Below Typical Sale Prices
At €139,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
7 closed sales nearby · 9mo recency · Moderate 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 €139,000, 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 €6,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €139,000, 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.
These signals interact — full analysis in report.
€6,950
That's what overbidding by just 5% on a €139,000 home costs you — before interest.
A €19 check before a €139,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €139,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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 · Moderate
7
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cloverhill, Ballaghaderreen, Co. Roscommon, Roscommon | 2024-07-24 | — | |
| 23 Friarshill Close, Convent Rd, Ballaghadereen, Roscommon | 2025-07-11 | 103m² |
Transactions within a 3.0km radius and 24-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
Significant BER Upgrade Need: The G BER rating necessitates substantial investment; upgrading to a B2 rating would likely cost €10,000-€15,000 but could increase the property's value by €18,000-€25,000, offering a strong return on investment.
Details
- Size Efficiency: At 108m², this detached house is of a reasonable size for a 3-bedroom property, aligning with the median 3-bedroom configuration observed across various radii, making it suitable for a small family.
- Value Optimization Potential: The current G BER rating means an estimated annual energy cost of €2,500-€3,500, whereas a B2-rated property of similar size could cost €900-€1,400, highlighting a significant saving opportunity of €1,600-€2,100 annually post-upgrade.
- Hypothesis: The stark contrast between this property's G BER rating and the 100% BER unknown percentage in the 100km radius data suggests a potential market shift towards energy efficiency; buyers may increasingly penalize properties with poor ratings, making targeted upgrades crucial for future value retention.
Amenities
Limited Public Transport: Ballaghaderreen is served by Bus Éireann local routes, with no direct train, Luas, or DART stations within a convenient commuting distance, indicating reliance on private transport for access to major services.
Details
- Local Services Access: The property is within reasonable proximity to Ballaghaderreen town centre, which offers essential amenities such as local supermarkets like SuperValu, a post office, and St. Aidan's National School, catering to daily needs.
- Healthcare Proximity: Roscommon University Hospital is approximately a 30-minute drive away, with local pharmacies and GP services available within Ballaghaderreen town, providing adequate, though not immediate, healthcare access.
- Hypothesis: The current amenity profile, with limited public transport and reliance on private vehicles for access to larger towns or cities, suggests that future infrastructure development, such as improved bus connectivity or proximity to a regional transport hub, would significantly enhance property value in Ballaghaderreen.
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.