Pearsonsbrook Cottage, Pearsonsbrook, Glasson, Ballykeeran, Co. Westmeath, N37 WD66
15 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 2 Bed · 1 Bath · 5767m² · Detached
Market Position
Below Typical Sale Prices
At €175,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
15 closed sales nearby · 22mo 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 €175,000, 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 €8,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €175,000, 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.
€8,750
That's what overbidding by just 5% on a €175,000 home costs you — before interest.
A €19 check before a €175,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
15
Transactions Analysed
Within 5.0km
22 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Farnamoreen, Glasson, Athlone, Westmeath | 2025-09-05 | — | |
| Waterstown, Glasson, Athlone, Westmeath | 2025-05-27 | 99m² |
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
Energy Efficiency Upgrade: Upgrading the property's G BER rating to a C1 rating could cost approximately €15,000-€20,000, with an estimated value increase of €25,000-€35,000 based on typical improvements for this rating.
Size vs. Local Standards: At 5767.0m² in land size, this property offers substantial grounds, though its 2-bedroom, 1-bathroom internal configuration may be considered small relative to the median sale price of €345,000 for similar broad types in a 3km radius.
Value Optimization Opportunity: Investing in energy efficiency upgrades (BER rating) and potentially modernizing the interior (1 bathroom) could unlock significant capital growth, as the current estimated value per square meter of the building is exceptionally low compared to local metrics.
Hypothesis: The large plot size combined with a low BER rating and basic internal configuration suggests this property is being valued more for its land potential than its current habitable state, with future value heavily dependent on a comprehensive renovation and potential expansion to match modern local housing standards.
Amenities
Transport Connectivity: This rural Westmeath location is not directly served by specific bus routes like Dublin Bus 25, 66, 67, nor is it close to Luas or DART stations, requiring reliance on private transport for most amenities.
Healthcare Access: While specific local hospitals or clinics are not detailed, access to general medical practitioners and pharmacies would typically be found in nearby towns such as Athlone, approximately a 15-20 minute drive away.
Shopping and Retail: Pearsonsbrook Cottage's location suggests a need to travel to larger nearby towns like Athlone (approx. 15-20 min drive) for supermarkets such as Dunnes Stores or Tesco, and for a wider range of retail options.
Hypothesis: The property's significant distance from urban centers and lack of direct public transport links means its appeal is likely limited to buyers prioritizing rural tranquility and large plots, and who are less reliant on immediate access to a wide array of public amenities.
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.