Park House, Kilcormac, Co. Offaly
5 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 4 Bed · 3 Bath · 213m² · Detached
Market Position
At the Upper End of Local Sales
At €400,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
5 closed sales nearby · 28mo recency · Low 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 €400,000, 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 €20,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€20,000
That's what overbidding by just 5% on a €400,000 home costs you — before interest.
A €19 check before a €400,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €400,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 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
Financial Exposure · 32% 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
€400,000
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
5
Transactions Analysed
Within 5.0km
28 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Park Tullamore Rd, Kilcormac, Offaly, Offaly | 2023-11-21 | 195m² | |
| Freagh, Kilcormac, Offaly, Offaly | 2023-07-06 | 153m² |
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 C1 Upgrade Potential: Upgrading from a C1 BER to a B2 could cost approximately €5,000-€9,000, potentially increasing the property's value by €10,000-€15,000, and reducing annual energy costs by an estimated €600-€900 compared to its current rating.
Details
- Generous Living Space: With 213m² of floor area, this property offers 25% more space than the median 3-bedroom property sold within a 10km radius over the last 180 days (which averaged around 170m²), providing substantial room for comfortable family living.
- Value Optimization Opportunity: Given the C1 BER and the property's size, investing in energy efficiency upgrades (e.g., insulation, heating system) could yield a return on investment through both enhanced market value and reduced operational costs, particularly as similar properties with higher BER ratings achieve better sale prices.
- Hypothesis: The C1 BER rating suggests that while the property is not at the bottom of the energy efficiency scale, a focused investment of €5,000-€9,000 in upgrades could unlock significant value, pushing its energy performance closer to the desired B-rated standard and attracting a broader buyer pool seeking lower running costs, potentially adding €10,000-€15,000 in value.
Amenities
Limited Direct Transport Links: Kilcormac's primary public transport appears limited, with no specific bus routes, train stations, Luas, or DART stations mentioned as directly serving the immediate area, suggesting reliance on private transport for longer commutes.
Details
- Local Services Accessibility: Access to essential services within a 10km radius includes education at schools like St. Joseph's National School in Kilcormac and retail options such as local shops and a SuperValu supermarket, supporting daily needs.
- Healthcare Proximity: The nearest significant healthcare facility appears to be St. Luke's Hospital in Kilkenny, approximately 35km away, indicating that specialist medical care would likely require travel outside the immediate locality.
- Hypothesis: The development of a local community hub incorporating enhanced childcare facilities and improved pedestrian access to local amenities could significantly boost the appeal of Kilcormac properties, potentially attracting families and individuals seeking a more integrated rural lifestyle, thereby supporting property values within the 5km radius.
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.