North Dawn, Ballykilmore, Tyrrellspass, Rochfortbridge, Co. Westmeath, N91 C6D0
9 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 2 Bed · 1 Bath · 120m² · Bungalow
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 9 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
9 closed sales nearby · 18mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €9,000 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€9,000
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
No asking price is listed. The chart shows the verified closed sales distribution for 9 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
9
Transactions Analysed
Within 5.0km
18 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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Rathgarrett, Dublin Rd, Tyrrellspass, Westmeath | 2023-06-19 | — | |
| 3 Gneevebawn, Tyrrellspass, Co Westmeath, Westmeath | 2023-06-06 | — |
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
Significant BER Upgrade Opportunity: The 'F' BER rating suggests substantial energy efficiency improvements are needed; upgrading from an 'F' to a 'C' or 'B' rating could cost €15,000-€25,000 but potentially increase the property's value by €20,000-€30,000, representing a strong ROI.
Details
- Below Average Bedroom Count: With only 2 bedrooms, this property falls short of the median of 3 bedrooms recorded across all radii (10km, 20km, 50km, 100km), potentially limiting its appeal to larger families and impacting resale value.
- Space Efficiency Mismatch: The 120m² size is substantial, yet the 2-bedroom, 1-bathroom configuration is less common than the median 3-bed, 2-bath properties in nearby areas (e.g., 10km radius median 4 beds, 3 baths), suggesting a potential for layout optimization.
- Hypothesis: Investing in a BER upgrade from 'F' to 'C' for €15,000-€25,000 could not only recoup costs through increased value but also significantly improve its marketability, closing the gap with the median BER rating of 'Unknown' across the market which likely includes a mix of older and newer stock.
Amenities
Limited Local Transport: The property is located in Tyrrellspass/Rochfortbridge, areas that do not have direct access to DART, Luas, or specific Dublin Bus routes like 25, 66, 67; residents would likely rely on local bus services or private transport for connectivity.
Details
- Rural Amenities: The closest significant towns for comprehensive shopping and services are Mullingar (approx. 20km) and Kilkenny City (approx. 50km), meaning access to major supermarkets, retail centres, and specialised healthcare facilities like Midlands Regional Hospital Mullingar requires considerable travel.
- Low Local Density: With only 2 properties recorded within a 5km radius over 180 days, the immediate vicinity offers limited local amenities and services, suggesting a predominantly rural setting with fewer schools, cafes, or parks within easy walking distance.
- Hypothesis: The lack of direct public transport links and the distance to key amenities suggests that future value growth in this specific location might be more heavily influenced by local infrastructure improvements, such as enhanced road networks or rural broadband upgrades, rather than public transport expansion.
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.