Lakenstown, Ballynacargy, Ballynacarrigy, Co. Westmeath, N91 HT96
2 homes sold nearby. See what they went for — and what to bid on this one.
€585,000 · 5 Bed · 3 Bath · 310m² · Detached
Market Position
Limited Transaction Data
At €585,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 11mo 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 2 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
2 verified closed sales within 5.0km · 36 months. 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.
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.
Financial Exposure · 78% 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
€585,000
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 · Low
2
Transactions Analysed
Within 5.0km
11 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Corkan, Ballynacargy, County Westmeath, Westmeath | 2025-07-04 | 109m² | |
| Tristernagh, Ballynacargy, Co Westmeath, Westmeath | 2025-07-08 | 168m² |
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
Below Average BER: The SI_666 BER rating indicates poor energy performance, likely resulting in annual energy costs of €2,800-€3,800, significantly higher than modern efficient homes.
Upgrade Potential: Improving the BER from SI_666 to a C rating would require an estimated investment of €12,000-€18,000 but could potentially increase the property's market value by €18,000-€25,000.
Spacious Configuration: With 310m² and 5 bedrooms, this property offers generous living space, exceeding typical dwelling sizes in many areas and catering to larger families or those seeking extensive accommodation.
Hypothesis: The current SI_666 BER rating represents a significant undervaluation opportunity for an investor willing to undertake energy efficiency upgrades; achieving a B rating would not only drastically cut annual running costs by an estimated €1,500-€2,000 but also unlock a substantial uplift in capital value, potentially reversing the current price premium perception.
Amenities
Limited Public Transport: Specific bus route numbers, train stations, or Luas/DART stops serving Lakenstown, Ballynacarrigy are not detailed in the provided data, suggesting reliance on private transport.
Local Amenities Sparse: No specific educational facilities, healthcare access points, shopping centres, or family services are listed for the immediate vicinity of Ballynacarrigy.
Rural Lifestyle Focus: The location implies a focus on rural living, with potential for local pubs and natural landscapes, but lacks concrete details on specific parks, restaurants, or gyms within easy reach.
Hypothesis: The absence of readily available public transport and detailed amenity information for Ballynacarrigy suggests that its appeal is primarily to those seeking a secluded rural lifestyle, where the primary 'amenities' are the natural surroundings and a strong sense of local community, rather than urban conveniences; this will likely limit the buyer pool and necessitate a property valuation that reflects this specialized demand.
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.