`Formerly Costello`s Nursing Home`, Ballyleague, Lanesborough, Co. Roscommon, N39 WR89
0 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 22 Bed · 2 Bath · 913m² · Detached
Market Position
Limited Transaction Data
We cannot reliably position this property — no comparable closed sales were found within 1.5km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 0 comparable transactions within 1.5km over the past 18 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.
Statistical Confidence · Low
0
Transactions Analysed
Within 1.5km
—
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
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 Improvement Needed: With a C1 BER rating, substantial investment is required for upgrades; improving to a B2 rating would likely cost €15,000-€25,000 but could potentially increase the property's value by €25,000-€35,000, while annual energy costs could be reduced from an estimated €2,000-€2,800 to €1,000-€1,500.
Details
- Substantial Size Mismatch: The property's 913m² size is exceptionally large for the local market, where the median size for comparable properties is considerably smaller, potentially leading to higher maintenance costs and a limited buyer pool.
- Configuration Limitation: The 22 bedrooms and 2 bathrooms configuration is highly atypical for a residential property and will require significant renovation to align with typical market demands, indicating a substantial value optimization opportunity through reconfiguration.
- Hypothesis: Given the property's scale and historical use, a complete repurposing and extensive refurbishment are essential for market competitiveness; focusing on creating a smaller number of high-quality residential units or a specialized facility could unlock significant value, contrasting with the current 22-bedroom layout which is a market anomaly.
Amenities
Limited Public Transport Access: The property is located in Ballyleague, Lanesborough, Co. Roscommon, which has limited direct access to major public transport hubs; there are no specific Luas, DART, or direct Dublin Bus routes mentioned for this immediate area, requiring significant reliance on private transport.
Details
- Local Healthcare and Education Gaps: While specific details are unavailable, the rural nature of Ballyleague suggests potential longer travel times to major hospitals and a limited selection of secondary schools and higher education institutions compared to urban centers.
- Rural Lifestyle Amenities: The area offers a quieter, more rural lifestyle with proximity to Lough Ree, providing potential for watersports and outdoor activities, but lacks the dense concentration of shops, restaurants, and cafes found in more populated towns.
- Hypothesis: The property's location in a rural setting with limited public transport connectivity presents a challenge for broad market appeal; however, its proximity to Lough Ree and potential for unique development (e.g., boutique hotel, serviced apartments for tourism) could attract a niche market seeking rural retreats, bypassing the need for extensive urban-style amenities.
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.