Gortacur, Mountbolus, Co Offaly, R35 PN35
4 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 4 Bed · 2 Bath · 105m² · Detached
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 25mo 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 4 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
4 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 sits marginally below the median of comparable sales. 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
25 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lowertown, Blue Ball, Tullamore, Offaly | 2024-03-22 | 150m² | |
| Cooldorragh Glebe, Mountbolus, County Offaly, Offaly | 2024-04-05 | 111.5m² |
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 Potential: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a strong return on investment.
Energy Costs: The D1 BER rating suggests annual energy costs likely range between €1,800-€2,200, which could be reduced by €1,000-€1,400 per year by achieving a B2 rating.
Space Offering: This 105m² detached property with 4 bedrooms and 2 bathrooms is well-configured for family living and aligns with typical detached home offerings in rural settings.
Hypothesis: Given the D1 BER, a focused investment in insulation and renewable energy sources, costing approximately €10,000-€15,000, could significantly enhance market appeal and future-proof the property against rising energy prices, potentially adding €20,000-€25,000 in value.
Amenities
Limited Public Transport: There are no specific bus routes, train stations, Luas, or DART stations listed as serving Gortacur, Mountbolus, Co Offaly, R35PN35 directly, suggesting a reliance on private transport.
Local Services Gap: Specific local schools, healthcare facilities, shopping centers, or lifestyle amenities such as restaurants and parks are not detailed in the provided data for this immediate rural location.
Low Walkability: The absence of specified walking routes or pedestrian infrastructure in the provided data points to a low walkability score for this property's location.
Hypothesis: The lack of detailed local amenities and public transport in the provided data suggests that Gortacur, Mountbolus, may rely on larger nearby towns like Tullamore for essential services, impacting its commuter appeal and potentially requiring a premium for its rural seclusion.
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.