raheely, frenchpark, tibohine, co. roscommon, f45 dx59
12 homes sold nearby. See what they went for — and what to bid on this one.
€120,000 · 2 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €120,000, 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.
12 closed sales nearby · 14mo 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 €120,000, 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 €6,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €120,000, 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.
€6,000
That's what overbidding by just 5% on a €120,000 home costs you — before interest.
A €19 check before a €120,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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
12
Transactions Analysed
Within 5.0km
14 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Raheely, Frenchpark, Co. Roscommon, Roscommon | 2025-10-16 | — | |
| Fairymount, Castlerea, Roscommon, Roscommon | 2025-05-09 | 98m² |
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 Essential: This property's BER G rating indicates poor energy efficiency; upgrading to a B2 could cost €15,000-€25,000 but potentially increase its market value by €20,000-€35,000, significantly reducing estimated annual energy costs from €2,500-€3,500 to €800-€1,200.
Spacious Detached Living: At 120m², this 2-bedroom detached property is categorized as 'Large', offering substantial space per bedroom compared to the median 2-3 bedrooms typically found in the 5km radius.
Bathroom Limitation: The property's single bathroom falls below the 2-bathroom median for similar properties in both the 5km and 10km radii, which could be a consideration for families or future resale value.
Hypothesis: While the large size and detached nature of the property are strong selling points, its low BER G rating presents a significant opportunity for value addition through strategic retrofitting, which could transform it into a highly attractive, energy-efficient family home, commanding a higher premium in the long run.
Amenities
Rural Transport Reliance: As a rural property, connectivity primarily relies on car access; local Bus Éireann services are available from Frenchpark village (approx. 5km), providing regional links, with the nearest train stations located in Castlerea or Boyle (approx. 20-25km).
Essential Village Services: The nearby Frenchpark village (approx. 5km) serves as the primary hub for daily necessities, including local shops such as Costcutter, a Post Office, and the Frenchpark National School for primary education.
Community & Healthcare Access: Healthcare is primarily served by local GP practices and a pharmacy in Frenchpark (approx. 5km), with larger medical facilities like Roscommon University Hospital (approx. 30km) requiring a drive; recreational activities are centered around local walking routes and the natural landscape.
Hypothesis: The property's appeal is strongly rooted in its tranquil, rural setting and affordability, catering to buyers prioritising space and a relaxed lifestyle over immediate access to extensive urban amenities, thereby drawing a specific segment of the market valuing quiet community living.
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.