Rathgreendan Lane,Drumcooley, Edenderry, Co. Offaly, R45 TD45
8 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 3 Bed · 2 Bath · 202m² · Detached
Market Position
Priced Within Local Sold Range
At €445,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 10mo 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 €445,000, 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 €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 · 18 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 · Moderate
8
Transactions Analysed
Within 3.0km
10 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 |
|---|---|---|---|
| 29 The Manor Edenderry, Edenderry, Offaly, Offaly | 2025-01-06 | 129m² | |
| 196 Sycamore Crest, Edenderry, Offaly, Offaly | 2025-07-17 | 94m² |
Transactions within a 3.0km radius and 18-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
Superior Energy Efficiency: With a B3 BER rating, this property offers excellent energy efficiency, leading to estimated annual energy costs of €1,000-€1,500, which represents annual savings of €800-€1,200 compared to a typical D-rated property of similar 202m² size (estimated at €1,800-€2,200).
Exceptional Space: At 202m² for a 3-bedroom detached property, this home offers exceptionally spacious living, classifying it as '2X Very Large' and providing substantially more floor area than the median 3-bedroom homes in the 5km radius, which average around 100-120m².
High-Value Configuration Potential: The generous 202m² footprint of this 3-bedroom property presents a significant opportunity for value optimization through strategic internal reconfiguration to add a fourth or even fifth bedroom, catering to the strong demand for larger family homes and potentially increasing its market appeal.
Hypothesis: While already boasting a strong B3 BER and a remarkably large footprint for a 3-bedroom home, the property's true market potential lies in leveraging its generous internal volume for an additional bedroom, which would align its configuration more closely with the premium price segment for family homes, maximizing its per-square-meter value.
Amenities
Commuter Connectivity: While not served by DART or Luas, the property benefits from direct public transport via Bus Éireann Route 120/120X, offering reliable connectivity from Edenderry to Dublin city centre (e.g., Parnell Square) and other commuter towns like Celbridge.
Local Lifestyle & Shopping: Edenderry town centre, a short drive from Rathgreendan Lane, provides comprehensive shopping with major supermarkets including Dunnes Stores, SuperValu, Aldi, and Lidl, along with various local businesses and cafes such as The Corner House.
Family & Healthcare Access: The area is well-equipped for families with schools like St. Mary's Primary School and Oaklands Community College in Edenderry, complemented by accessible healthcare facilities such as Edenderry Primary Care Centre and local pharmacies, while the Grand Canal Way offers local recreational walking routes.
Hypothesis: Edenderry's growing appeal as a commuter-friendly town, leveraging its direct bus links to Dublin and a robust suite of local amenities, will continue to drive demand for family homes, especially larger properties, as buyers prioritize lifestyle and value over immediate rail access, strengthening the long-term property market.
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.