Rathcobin, Rhode, Co. Offaly, R35 KD66
8 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 3 Bed · 2 Bath · Bungalow
Some listing details are missing · add them to improve the analysis
Market Position
At the Upper End of Local Sales
At €350,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
8 closed sales nearby · 13mo 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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
Price Distribution Analysis
8 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. 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 · 15% 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
€350,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
8
Transactions Analysed
Within 3.0km
13 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 |
|---|---|---|---|
| Rhode, Offaly, Offaly | 2025-08-13 | 257m² | |
| Dunelm Cottage, Rathcobican, Rhode, Offaly | 2025-02-27 | 165m² |
Transactions within a 3.0km radius and 24-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
A3 BER Advantage: The A3 BER rating suggests annual energy costs are approximately €800-€1,200, significantly lower than a typical D-rated bungalow of similar size which could incur €1,800-€2,200 annually, offering an annual saving of €1,000-€1,400.
Spacious Living: At 120.0m², this 3-bedroom bungalow offers ample living space, aligning well with the needs of families or those seeking comfortable, single-story living, providing approximately 40m² per bedroom.
Optimised Value: While BER improvements are not immediately critical with an A3 rating, investing in smart home technology or enhanced insulation for specific areas could further optimise value by an estimated €5,000-€10,000, given the prevailing market appreciation for energy-efficient homes.
Hypothesis: The A3 BER rating, combined with the bungalow layout, positions this property to benefit from an increasing buyer preference for energy-efficient and accessible housing, potentially commanding a 10-15% premium over comparably sized properties with lower BER ratings in the next 2-3 years.
Amenities
Limited Public Transport: The immediate area of Rathcobin, Rhode, Co. Offaly, lacks direct access to specific Dublin Bus routes, train stations (like Clara or Portarlington which are further afield), Luas or DART stops, suggesting car dependency for most travel.
Local Conveniences: Access to essential amenities in Rhode includes local shops and St. Brigid's National School, providing basic daily needs and primary education within a reasonable distance.
Rural Lifestyle: The location offers a quieter, rural lifestyle with access to open spaces, but amenities such as larger supermarkets, diverse retail options, and advanced healthcare facilities would require travel to larger towns like Tullamore.
Hypothesis: The limited public transport links, a significant drawback for commuters to Dublin, will continue to cap the property's value growth potential, with future appreciation heavily reliant on local infrastructure development or increased demand for rural 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.