Highstreet, Belmont, Co. Offaly, R42 XE12
6 homes sold nearby. See what they went for — and what to bid on this one.
€169,000 · 2 Bed · 1 Bath · 70m² · Bungalow
Market Position
Below Typical Sale Prices
At €169,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
6 closed sales nearby · 16mo recency · Moderate 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 €169,000, 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 €8,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €169,000, 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.
€8,450
That's what overbidding by just 5% on a €169,000 home costs you — before interest.
A €19 check before a €169,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €169,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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 below the size-adjusted median, suggesting favourable entry conditions. 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 · Moderate
6
Transactions Analysed
Within 5.0km
16 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| High Street, Belmont, Co Offaly, Offaly | 2024-12-17 | 100m² | |
| Lisduff, Belmont, Birr, Offaly | 2025-05-09 | — |
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 Upgrade Opportunity: With an unknown BER rating (SI_666), upgrading this 70m² bungalow from a likely low rating to a more energy-efficient B2 could cost €8,000-€12,000, potentially adding €15,000-€20,000 to the property's value.
Details
- Compact Living: At 70m² with 2 bedrooms and 1 bathroom, this bungalow is smaller than the median 3-bedroom, 1.5 to 2 bathroom properties commonly found within a 5km radius, which typically command higher sale prices.
- Room for Expansion: Compared to the median property in a 10km radius over the past 180 days, which featured 3 beds and 2 baths, this 2-bed, 1-bath bungalow suggests a clear opportunity for value addition through configuration enhancements or an extension.
- Hypothesis: Investing in a BER upgrade and a strategic extension to add a third bedroom or second bathroom would not only significantly enhance the property's energy efficiency and living space but also align it more closely with the local market's preferred configuration, potentially yielding a substantial return on investment beyond current market growth rates.
Amenities
Regional Transport Focus: Transport connectivity in Belmont relies on regional links like Bus Éireann route 845 (Lismore/Clara/Ferbane Link), with the nearest train stations located in Clara (approx. 18km) and Tullamore (approx. 22km) providing broader rail access.
Details
- Local Essentials: Essential amenities are accessible with Belmont National School located within the village, secondary education available at Gallen Community College in Ferbane (7km), and healthcare services provided by Ferbane Medical Centre and Pharmacy (7km), while the Midland Regional Hospital Tullamore is approximately 25km away.
- Village Lifestyle: Lifestyle amenities include the local Village Inn pub and the Belmont GAA club, serving as key community focal points, while walkability is pleasant within the village center with limited dedicated pedestrian infrastructure on surrounding rural roads.
- Hypothesis: The property's appeal is strongly linked to its rural village setting, attracting buyers prioritizing a tranquil community atmosphere and local amenities over extensive urban infrastructure, which could see sustained demand from those seeking a quieter lifestyle in Co. Offaly.
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.