Garrymore, Shannonbridge, Clonmacnoise, Co. Offaly, N37 X940
5 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 3 Bed · 1 Bath · 111m² · Detached
Market Position
Priced Above Local Sales
At €280,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
5 closed sales nearby · 21mo recency · Low 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 €280,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€14,000
That's what overbidding by just 5% on a €280,000 home costs you — before interest.
A €19 check before a €280,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
5 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 median of comparable sales. 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 · Low
5
Transactions Analysed
Within 5.0km
21 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Grouse Lodge, Cloniff, Shannonbridge, Offaly | 2025-12-04 | 49m² | |
| Clondelara, Shannonbridge, Offaly, Offaly | 2023-09-22 | 114m² |
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 Improvement Opportunity: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's market value by €15,000-€20,000.
Energy Cost Disparity: A D1 BER rating suggests annual energy costs of €1,800-€2,200, compared to €800-€1,200 for a B2 rated property of similar size, highlighting an immediate saving opportunity of €1,000-€1,400 per year post-upgrade.
Space Efficiency: With 111.0m² of living space across 3 bedrooms and 1 bathroom, the property offers a good balance, but the single bathroom could be a limitation for larger families, potentially impacting resale value compared to properties with multiple bathrooms.
Hypothesis: Given the D1 BER rating, focusing on insulation upgrades and efficient heating systems could be prioritized over cosmetic renovations, as the €15,000-€20,000 potential value increase from a B2 rating would likely yield a better return on investment than superficial enhancements, especially if similar BER upgrades are driving sales in the 10km radius.
Amenities
Limited Public Transport: Shannonbridge is not served by direct train stations, Luas stops, or DART stations; commuters would likely rely on local bus services, requiring connections for broader access.
Local Services Sparse: While specific school, healthcare, and retail facilities for Garrymore, Shannonbridge, and Clonmacnoise are not detailed in the provided data, their distance from larger urban centers suggests limited immediate access.
Connectivity Challenges: The rural nature of Garrymore, Shannonbridge, Clonmacnoise means walkability and pedestrian access to a wide range of amenities are likely limited, requiring private transport for most daily needs.
Hypothesis: The limited public transport and amenity data for this specific rural location suggests that properties here appeal to buyers prioritizing a quieter lifestyle or those with strong rural ties, rather than commuters or those seeking immediate access to a wide array of urban conveniences.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.