Rathfeston, Geashill, Ballynakill, Co. Offaly, R35 NV65
16 homes sold nearby. See what they went for — and what to bid on this one.
€299,000 · 3 Bed · 1 Bath · 120m² · Bungalow
Market Position
Priced Above Local Sales
At €299,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
16 closed sales nearby · 18mo 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 €299,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €299,000, 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.
€14,950
That's what overbidding by just 5% on a €299,000 home costs you — before interest.
A €19 check before a €299,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €299,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 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 above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
16
Transactions Analysed
Within 5.0km
18 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Rathfeston, Geashill, Offaly, Offaly | 2026-01-23 | — | |
| Ballintemple Cottage, Ballintemple, Walsh Island, Offaly | 2023-04-17 | 152m² |
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 Uncertainty: With an unknown BER rating (SI_666), this property presents an opportunity for value addition; an upgrade from a potential D-rated equivalent to a B2 could cost €8,000-€12,000, yet typically increase property value by €15,000-€20,000, and reduce annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Bathroom Deficit: While the 120m² property offers generous space for a 3-bedroom bungalow, its single bathroom is below the median of 2 bathrooms for similar properties within a 20km radius, potentially impacting its appeal and value to families.
- Modernisation Potential: The property's current configuration with one bathroom suggests a significant opportunity for modernisation and expansion, a strategic investment that could substantially bridge the gap between the estimated value of €204,824 and the asking price of €299,000, aligning it closer to market expectations for updated homes.
- Hypothesis: Given the consistent median of 2 bathrooms across local radii, investing in an additional bathroom or converting the existing layout would not only enhance this bungalow's functionality but also likely unlock its full market potential, aligning it with buyer expectations and commanding a higher sale price.
Amenities
Commuter Reliance: The property relies primarily on private transport and Bus Éireann route 824 connecting Geashill to Tullamore, with the nearest train station for InterCity services located approximately 15km away in Portarlington, highlighting a need for personal vehicle ownership for daily commuting.
Details
- Local Conveniences: Geashill village provides essential local amenities including Geashill National School and a local pharmacy, with broader shopping and healthcare facilities, such as the Midland Regional Hospital Tullamore and major supermarkets, available within a 15km drive in Tullamore or Portarlington.
- Village Walkability: The property benefits from reasonable walkability to core services within Geashill village, offering access to local shops and pubs, while more extensive amenities and recreational green spaces like Lough Boora Parklands require short drives, typical of rural Irish village living.
- Hypothesis: The property's rural Offaly location, while offering peace and lower property costs compared to urban centers, implies a trade-off in direct access to extensive public transport and diverse amenities, potentially appealing most to buyers seeking a quieter lifestyle with reliance on private vehicles.
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.