Faltia, Oldtown, Athlone, Co. Roscommon, N37 HV05
3 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 3 Bed · 1 Bath · 103m² · Detached
Market Position
Significantly Above Local Sales
At €280,000, 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 · 77% 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
€280,000
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 |
|---|---|---|---|
| Tanvey, Ballydangan, Athlone, Roscommon | 2025-03-05 | 306m² | |
| Primrose Cottage, Clonfad West, Ballinasloe, Roscommon | 2023-12-20 | — |
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
Major BER Upgrade Opportunity: With a G BER rating, upgrading to a B2 rating for this 103m² property could cost an estimated €18,000-€28,000, but potentially increase property value by €20,000-€35,000, offering a clear return on investment.
Details
- Significant Energy Cost Savings: A BER improvement from G to B2 would reduce estimated annual energy costs from €2,800-€3,500 to €1,000-€1,500, yielding substantial annual savings for the homeowner.
- Bathroom Below Area Norm: The property's 1-bathroom configuration is below the median of 2 bathrooms found in properties sold across the 10km, 20km, and 50km radii, indicating a potential area for modernization to meet buyer expectations.
- Hypothesis: The property's generous 103m² size for a 3-bedroom detached home, despite its lower BER, suggests that buyers might be willing to overlook the energy inefficiency for the inherent value of space and privacy, particularly if located on a sizeable plot of land, making it a renovation-friendly asset.
Amenities
Regional Transport Access: While located in a rural setting, the property is a convenient 8-10km drive to Athlone Train Station, offering direct Iarnród Éireann services to Dublin Heuston and Galway, and Athlone Bus Station for Bus Éireann intercity routes like the X20.
Details
- Education and Lifestyle Hub Nearby: Key educational facilities like Scoil Naomh Ciarán primary school (approx 3km) and Technological University of the Shannon (TUS) Athlone Campus (approx 9km) are a short drive away, alongside Athlone town centre's extensive shopping options like Golden Island Shopping Centre and diverse dining experiences.
- Essential Services Accessibility: Healthcare access, including Athlone Primary Care Centre, local GP clinics, and pharmacies, are within an 8-10km driving distance in Athlone town, with Portiuncula University Hospital in Ballinasloe approximately 25km away for more comprehensive medical needs.
- Hypothesis: The property's location in Oldtown offers the distinct advantage of peaceful rural living, appealing to buyers prioritizing space and a quieter lifestyle, with the trade-off of requiring car reliance for convenient access to Athlone's comprehensive urban amenities and transport links, potentially attracting a specific segment of the market seeking this balance.
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.