the cottage, cloonbalt, drumlish road, longford, n39 nf16
7 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 2 Bed · 1 Bath · 37m² · Detached
Market Position
Below Typical Sale Prices
At €175,000, 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.
7 closed sales nearby · 13mo 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 €175,000, 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 €8,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €175,000, 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.
€8,750
That's what overbidding by just 5% on a €175,000 home costs you — before interest.
A €19 check before a €175,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €175,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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
Statistical Confidence · Moderate
7
Transactions Analysed
Within 3.0km
13 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Clonbalt Lane, Longford, County Longford, Longford | 2025-08-25 | — | |
| Argyle, Battery Rd, Longford, Longford | 2025-02-28 | 248m² |
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
BER G Upgrade Imperative: Upgrading this G-rated property to a B2 BER could cost an estimated €18,000-€25,000, but would significantly enhance its market value by €25,000-€35,000, while also reducing annual energy costs from an estimated €2,500-€3,500 to €900-€1,500.
Details
- Compact Living Configuration: At just 37m², this 2-bedroom, 1-bathroom detached property falls into the 'Small' size category, offering a considerably more compact living space compared to the median 3-4 bedroom, 2-bathroom properties recently sold in the 5km radius.
- Value-Add Opportunity: Despite its small footprint, strategic internal reconfigurations and modernizations, particularly of the single bathroom, could maximize the 37m² space and significantly improve its functional layout and appeal per square meter.
- Hypothesis: The property's extremely poor BER G rating and very compact 37m² size positions it as a prime candidate for a comprehensive deep retrofit and smart space design, appealing to a niche market of buyers or investors specifically seeking a highly efficient, small-footprint home with significant renovation potential.
Amenities
Regional Transport Connectivity: Located on the Drumlish Road, the property offers regional connectivity via Longford Train Station (approximately 5km distant), providing direct rail links to Dublin and Sligo, alongside access to Bus Éireann routes (e.g., Route 23 to Dublin) from Longford town.
Details
- Essential Services Proximity: The property is within a 5-10km drive of essential amenities in Longford town, including major supermarkets like Dunnes Stores and Tesco at Longford Shopping Centre, and educational facilities such as St. Mel's College and St. Michael's National School.
- Leisure and Healthcare Access: Residents benefit from convenient access to local healthcare providers like Longford Medical Centre and diverse leisure options, including Longford Town Park and The Mall sports complex, all situated within a short drive to Longford's town centre.
- Hypothesis: While the semi-rural setting of Cloonbalt offers tranquility, reliance on private transport is necessary for accessing most daily amenities and services in Longford town, positioning the property as ideal for buyers prioritising a peaceful residential environment with short driving access to 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 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.