Land At Puttaghaun, Tullamore, Co. Offaly
3 homes sold nearby. See what they went for — and what to bid on this one.
€340,000 · 3 Bed · 1 Bath · 120m² · House
Market Position
Priced Above Local Sales
At €340,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 6mo 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 3 comparable transactions within 3.0km over the past 18 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
3 verified closed sales within 3.0km · 18 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.
Financial Exposure · 10% 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
€340,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 3.0km
6 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 184 Churchill, Tullamore, Offaly, Offaly | 2025-10-17 | 82m² | |
| 2 Charleville Parade, Cormac St, Tullamore, Offaly | 2025-12-01 | — |
Transactions within a 3.0km 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 Uncertainty: The 'BER_PENDING' rating means potential buyers cannot accurately assess the property's energy efficiency and associated running costs.
Standard Size: The property's 120m² size is comparable to the typical offering in many areas, but without local benchmarks, its specific value proposition is hard to gauge.
Value Optimization Potential: A pending BER rating suggests potential for significant value enhancement through energy efficiency upgrades; achieving a B2 rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while reducing annual energy costs compared to lower-rated properties.
Hypothesis: The 'BER_PENDING' status, while creating uncertainty, also presents a strategic opportunity; properties with newly certified high BER ratings (A or B) often achieve a price premium of 5-10% over comparable properties with lower ratings, indicating that investing in an upgrade post-purchase could yield a strong return on investment.
Amenities
Limited Transport Data: No specific bus routes, train stations, or Luas/DART stops are provided for this location, making commuter connectivity difficult to assess.
Unspecified Healthcare Access: Specific hospitals, clinics, or pharmacies serving the Puttaghaun area are not detailed, leaving a gap in understanding local healthcare provision.
Unknown Retail and Lifestyle: Details on specific shops, supermarkets, restaurants, cafes, parks, or gyms nearby are absent, hindering an assessment of daily convenience and lifestyle offerings.
Hypothesis: Given the lack of specific amenity data for the Puttaghaun location, it's plausible that residents rely on Tullamore town centre for most services. This implies a dependency on private transport, potentially limiting walkability and public transport users, which could be a significant factor in buyer appeal for those prioritizing convenience and sustainable living.
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.