Rockfield, Rathowen, Co. Westmeath, Rathowen, Co. Westmeath, N91 H924
5 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 2 Bed · 1 Bath · 55m² · Detached
Market Position
At the Upper End of Local Sales
At €245,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
5 closed sales nearby · 11mo recency · Low 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 €245,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €12,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€12,250
That's what overbidding by just 5% on a €245,000 home costs you — before interest.
A €19 check before a €245,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €245,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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 · 24% 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
€245,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Corrydonlon, Rathowen, Co. Westmeath, Westmeath | 2024-06-12 | — | |
| Joanstown, Rathowen, Westmeath, Westmeath | 2025-05-23 | 49m² |
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 Rating Advantage: The B BER rating for this property indicates good energy efficiency, likely resulting in annual energy costs of €800-€1,200, compared to an estimated €1,800-€2,200 for comparable D-rated properties of similar size in the area.
Space Efficiency: At 55m², this 2-bedroom, 1-bathroom detached property is compact but offers a functional layout, which is efficient for its size and can appeal to buyers prioritizing lower running costs and maintenance.
Value Optimization Potential: While the B BER rating is good, upgrading to an A-rating could further enhance value. Based on typical costs, an upgrade might range from €10,000-€15,000 and could potentially increase the property's market value by €20,000-€25,000, offering a solid return on investment.
Hypothesis: The property's B BER rating positions it well against older stock, but its relatively small size for a detached dwelling in a rural setting might limit its appeal to families. Future value appreciation in Rathowen will likely be more sensitive to external factors like improved local amenities and infrastructure rather than internal property enhancements alone, given the limited scope for significant size-based value increases.
Amenities
Limited Direct Transport: While outside Dublin, no specific bus routes, train stations, Luas, or DART stations are listed as directly serving Rathowen, suggesting reliance on private transport and potentially longer commutes if heading to urban centres.
Local Amenities: Specific details on schools, shops, healthcare, or lifestyle facilities in Rathowen are not provided in the data, indicating a potential lack of immediate local conveniences and a need to travel to larger towns like Mullingar for services.
Walkability Concerns: The lack of specified walking routes or pedestrian infrastructure suggests that this property is likely situated in an area where walking to amenities is not a primary mode of access, making a car essential for daily needs.
Hypothesis: The lack of specific transport and amenity data for Rathowen suggests this property is located in a more isolated rural setting. Future development in such areas would likely focus on improving digital connectivity and community hubs rather than extensive public transport expansion, potentially attracting a demographic seeking peace and quiet over urban-style convenience.
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.