Lisnacroghy Or Gallowstown, Old Boyle Road, Roscommon Town, Co. Roscommon, F42 DC03
16 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 4 Bed · 2 Bath · 140m² · Detached
Market Position
Priced Within Local Sold Range
At €325,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 10mo 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
These signals interact — full analysis in report.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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 aligns with 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
16
Transactions Analysed
Within 3.0km
10 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Castle Manor, Racecourse Road, Roscommon, Roscommon | 2025-08-07 | — | |
| Celtic Ave, Roscommon, Roscommon, Roscommon | 2025-04-07 | 94.6m² |
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 Advantage: With a B1 BER rating, this property offers superior energy efficiency, leading to estimated annual energy costs of €800-€1,200 compared to €1,800-€2,200 for D-rated properties of similar size, representing potential annual savings of €1,000-€1,400.
Space Efficiency: The 140m² size for a 4-bedroom, 2-bathroom detached house is a good size for family living, offering approximately 35m² per bedroom, which is competitive within the detached market.
Value Optimization Opportunity: As the property has a good B1 BER rating, focus for value optimization should be on cosmetic upgrades and smart home technology integration rather than significant structural energy efficiency improvements, potentially increasing perceived value by 5-8%.
Hypothesis: While the B1 BER is a strong asset, a focused investment in enhancing specific areas for perceived luxury, such as high-end kitchen or bathroom renovations, could command a premium exceeding the direct cost of improvements, leveraging the property's good bones and energy efficiency.
Amenities
Connectivity Options: Roscommon Town is served by Bus Éireann routes such as the 462 and 50 to Galway, and is within a reasonable distance of Roscommon Train Station, offering rail links to Dublin Heuston.
Local Education & Healthcare: The area is close to Scoil Mhuire primary school and Coláiste Naomh Domhnach secondary school, with Roscommon University Hospital and several pharmacies in the town centre providing essential healthcare access.
Retail and Leisure: Residents have access to supermarkets like Tesco and Dunnes Stores in Roscommon Town, as well as local cafes and restaurants such as 'Gala' and 'The Hyde Restaurant', and nearby parks like Lough Key Forest Park for recreation.
Hypothesis: The continued development of the N60 and N63 road networks around Roscommon Town, alongside potential improvements to local public transport frequency, could significantly enhance commuter appeal and property values for well-located properties like this one.
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.