Newcastle, Ballymahon, Longford, Co. Longford, N39 VK75
8 homes sold nearby. See what they went for — and what to bid on this one.
€355,000 · 5 Bed · 2 Bath · Detached
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Market Position
Priced Within Local Sold Range
At €355,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 20mo 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 €355,000, 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 €17,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €355,000, 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.
€17,750
That's what overbidding by just 5% on a €355,000 home costs you — before interest.
A €19 check before a €355,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €355,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
8
Transactions Analysed
Within 5.0km
20 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cloncallow, Forgney, Ballymahon, Longford | 2025-01-22 | — | |
| Bessfort, Ballymahon, Co Longford, Longford | 2024-04-26 | — |
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: Upgrading this C1 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a strong return on investment.
Details
- Spacious Configuration: With 5 bedrooms and 120m² of space, this property offers a generous 24m² per bedroom, providing ample living area for a family compared to the 100km median of 3 beds.
- Value Optimization Potential: While offering 5 bedrooms, the single bathroom is a significant practical limitation for a property of this size and bed count, likely contributing to its lower estimated value and presenting a clear opportunity for renovation to unlock further value.
- Hypothesis: The current configuration of 5 bedrooms and only 1 bathroom is likely suppressing the property's estimated value, as the median number of bathrooms within 100km is 2. Investing in a second bathroom could significantly improve its marketability and value, aligning it better with typical buyer expectations in this size bracket.
Amenities
Limited Local Transport: Connectivity is primarily reliant on local roads; there are no listed direct bus routes, train stations, Luas, or DART services directly serving Newcastle, Ballymahon, necessitating car travel for most needs.
Details
- Essential Local Services: The immediate vicinity of Newcastle, Ballymahon, offers proximity to Ballymahon town, which provides essential services such as primary schools (e.g., Scoil Mhuire) and local shops, supporting daily living needs.
- Rural Lifestyle Focus: The property's location implies a focus on rural amenities rather than urban conveniences; local parks and natural landscapes would be the primary lifestyle attractions rather than dedicated retail centres or multiple dining options.
- Hypothesis: The property's 'Outside Dublin' location, coupled with the lack of specific public transport data, suggests that its value proposition is tied to a rural lifestyle and potentially offers a price advantage over comparable properties closer to urban centers, assuming buyers prioritize space and a quieter environment over immediate urban access.
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.