Roulagh, Ballina, Co. Tipperary, V94 W7K7
13 homes sold nearby. See what they went for — and what to bid on this one.
€699,500 · 4 Bed · 4 Bath · 150m² · Detached
Market Position
At the Upper End of Local Sales
At €699,500, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
13 closed sales nearby · 9mo 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 €699,500, 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 €34,975 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €699,500, 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.
€34,975
That's what overbidding by just 5% on a €699,500 home costs you — before interest.
A €19 check before a €699,500 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 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 above the median of comparable sales. 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
Financial Exposure · 46% 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
€699,500
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 · High
13
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±12%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 45 Ard Coillte, Ballina, Killaloe, Tipperary | 2025-08-18 | — | |
| 8 Ard Coillte, Ballina, Killaloe, Tipperary | 2025-09-26 | 198.5m² |
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
Efficient Energy Performance: With a C2 BER rating, this 150m² property boasts estimated annual energy costs of €1,400-€1,800, potentially saving €400-€800 annually compared to a typical D-rated property of similar size.
Superior Space and Layout: This 150m², 4-bedroom, 4-bathroom detached home offers significantly more space and amenities than the median 3-bedroom, 2-bathroom configuration found in sales within the 5km radius, catering to larger family needs.
BER Upgrade Potential: While already a solid C2 BER, a strategic upgrade to a B-rating could cost approximately €3,000-€7,000, further reducing annual energy bills to €1,000-€1,400 and potentially adding €5,000-€10,000 to the property's market value.
Hypothesis: The property's 'Very Large' size category, combined with its high bedroom and bathroom count and respectable C2 BER, positions it as a premium offering that commands significant buyer interest, especially from those seeking a modern, spacious home beyond the local median.
Amenities
Regional Transport Access: While not directly connected to major urban rail, the property has access to Local Link Tipperary Bus Route 332, providing connectivity between Ballina and Nenagh, with Nenagh Train Station approximately 19km away for wider rail links.
Comprehensive Local Services: Ballina and Killaloe, accessible from the property, offer essential amenities including Ballina National School, Lough Derg College, SuperValu for groceries, the Ballina Medical Centre, and Nenagh General Hospital approximately 20km away.
Lakeside Lifestyle & Leisure: Residents benefit from living near Lough Derg, providing opportunities for watersports and fishing, alongside scenic riverside walking routes and local playgrounds, and diverse dining options like Goosers and Tuscany Bistro, all contributing to an enriched quality of life.
Hypothesis: The unique blend of a tranquil lakeside setting with accessible local village amenities and improving regional road infrastructure makes Ballina increasingly attractive to buyers prioritizing quality of life and spacious living over direct city commutes, sustaining premium valuations for well-located properties.
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.