High Fields, Dublin Road, Moate, Co. Westmeath, N37 XA58
13 homes sold nearby. See what they went for — and what to bid on this one.
€330,000 · 3 Bed · 2 Bath · 90m² · Semi-D
Market Position
At the Upper End of Local Sales
At €330,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
13 closed sales nearby · 9mo recency · High 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 €330,000, 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 €16,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €330,000, 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.
€16,500
That's what overbidding by just 5% on a €330,000 home costs you — before interest.
A €19 check before a €330,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
Financial Exposure · 39% 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
€330,000
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 · High
13
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 75 Ard Grainne, Ardnaponra, Moate, Westmeath | 2025-09-23 | — | |
| 17 Clibborne Way, Moate, Westmeath, Westmeath | 2025-09-03 | — |
Transactions within a 1.5km radius and 18-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: With an E2 BER rating, upgrading to a C1 rating could cost approximately €9,000-€13,000 and potentially add €15,000-€20,000 in property value, representing a significant return on investment.
Energy Cost Savings: The E2 BER rating suggests annual energy costs of €1,800-€2,300, which are considerably higher than the €900-€1,400 estimated for a B-rated property of similar size, offering a clear opportunity for cost reduction through upgrades.
Efficient Size: At 90m², this 3-bedroom, 2-bathroom semi-detached property offers a practical and sought-after configuration for families or couples, aligning well with typical housing needs in suburban and semi-rural locations.
Hypothesis: The €330,000 asking price for a 90m² E2 rated semi-detached property could be optimised by a strategic investment of €10,000 to achieve a C1 BER rating, potentially unlocking a higher market value and attracting a broader pool of buyers seeking improved energy efficiency and lower running costs.
Amenities
Transport Connectivity: Moate is served by Bus Éireann routes 20, 21, and 22, providing connections to Athlone and Mullingar, with the nearest train station being Athlone (approx. 15km away) which offers direct services to Dublin Heuston.
Local Conveniences: Within Moate, residents have access to shops such as SuperValu Moate, local pharmacies, and cafes like The Grand Canal Cafe, catering to daily needs within a short distance.
Family & Lifestyle: Moate offers St. Brigid's National School and Coláiste Mhuire secondary school, along with Moate Community Park providing green space, and the nearby Belvedere House, Gardens & Park for leisure activities.
Hypothesis: While Moate offers essential local amenities and reasonable bus connectivity to regional hubs, its value proposition for buyers prioritizing rapid public transport access to Dublin may be limited, suggesting that properties in areas with direct DART or Luas access would command a higher premium despite potentially similar local services.
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.