Scramoge, Roscommon, Co. Roscommon
26 homes sold nearby. See what they went for — and what to bid on this one.
€60,000 · 3 Bed · 2 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €60,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
26 closed sales nearby · 20mo 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 €60,000, 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 €3,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €60,000, 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.
€3,000
That's what overbidding by just 5% on a €60,000 home costs you — before interest.
A €19 check before a €60,000 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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
26 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 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 · High
26
Transactions Analysed
Within 5.0km
20 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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Scramogue Manor, Scramogue, County Roscommon, Roscommon | 2023-07-24 | 164m² | |
| 15 Scramogue Manor, Strokestown, Co. Roscommon, Roscommon | 2024-03-21 | 169m² |
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
Significant BER Upgrade Potential: With a 'SI_666' BER rating, considered very poor, upgrading to a B2 rating could cost an estimated €15,000-€20,000 but could increase the property value by €25,000-€35,000 based on typical Irish market premiums for energy efficiency.
Size Optimization Opportunity: The property at 120m² offers a good canvas for renovation, but its value could be significantly enhanced by modernising its internal layout to better suit contemporary living standards, potentially adding 5-10% to its value post-renovation.
Value Enhancement Through Renovation: Given the €60,000 asking price and an estimated value of €191,490, a strategic renovation and BER upgrade could unlock substantial equity, turning a potentially distressed asset into a significantly more valuable property.
Hypothesis: The extremely low asking price coupled with a poor BER rating suggests the property is being marketed as a 'fixer-upper,' offering a substantial return on investment for buyers willing to undertake significant renovation and energy efficiency upgrades, potentially transforming it into a highly desirable rural dwelling.
Amenities
Limited Direct Transport Links: Scramoge, Roscommon, is not directly served by major public transport routes such as Dublin Bus, Luas, or DART; nearest transport would likely require significant travel.
Local Services Availability: Essential services such as schools, shops, and healthcare facilities are likely located in nearby towns like Roscommon Town, requiring travel for access to amenities.
Rural Connectivity: As a rural location, walkability and pedestrian access to shops and services would be limited, necessitating reliance on private transport for most daily needs and commuting.
Hypothesis: The property's rural location in Scramoge, Co. Roscommon, suggests a reliance on private transport for accessing amenities such as education, healthcare, and retail, which are likely concentrated in Roscommon Town (approximately 10-15km away), implying that its appeal is primarily to those seeking a quieter lifestyle away from urban conveniences.
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.